A Plan for Highgate

Home , Highgate (Haringey ward), North London

A P L A N FOR HIGHGATE

Highgate Neighbourhood Plan Draft For Consultation January 2015 Foreword

Welcome to the Highgate Neighbourhood Plan – the Highgate Neighbourhood Forum's vision for Highgate for the next 15 years. We hope you like what you see here and will let us know, one way or the other, what you think.

More than 50 people who live and work in N6 have contributed ideas, time and energy to the Plan, but thanks are due especially to two individuals.

Former Chair Maggy Meade-King has been instrumental in holding the Forum together, tirelessly coercing, campaigning and consulting, and making the final edit on the Plan. Without Maggy's focus and drive it is doubtful whether the Forum would exist at all.

The other is Elspeth Clements who played the central role in pulling the Plan together. It is difficult to reach compromises and coordinate all interested parties in Highgate with officers from one Borough Council, let alone two. Elspeth has attended dozens of meetings, discussed and written planning policy, and pushed hard to include elements that seemed unthinkable at the outset.

How and why the Highgate Neighbourhood Forum was set up and why we have a Neighbourhood Plan is covered in detail in the following pages, but without Maggy and Elspeth it is unlikely the Forum, and certainly the Plan, would ever have reached this stage. My thanks, on behalf of everyone involved with the Highgate Neighbourhood Forum, to them both.

Rachel Allison Chair, Highgate Neighbourhood Forum January 2015

Contents Page Foreword 2

Contents page 3

Acknowledgements 4

Section 1: Introduction 6

Section 2: A summary of Highgate 13

Section 3: A vision for Highgate 19

Section 4: Plan-wide policies

- SC: Social and community 25

- EA: Economic activity 31 - TR: Traffic and transport 38 - OS: Open spaces and public realm 47 - DH: Development and heritage 59 Section 5: Key Area policies

- KA: Highgate’s Key Areas 72 Section 6: Non-statutory Community Action Plan 92 Section 7: Delivery Plan and Monitoring 95

Acknowledgements

The Forum would like to thank those who have contributed to the Plan over the production process. These include CABE (The Commission for Architecture and the Built Environment), the Prince’s Foundation for Building Community, Planning Aid – specifically Adam Brown - and Locality for guiding us in the process, and the London Boroughs of Camden and Haringey for their support and advice. The Department for Communities and Local Government for awarding us a Supporting Communities in Neighbourhood Planning grant, which enabled us to engage Alex Munro of Maroon Planning to help us write the Plan. Thanks are also due to Lauderdale House for processing the grant for us. In addition, the Highgate Society, Channing School, the Murugan Hindu Temple, Jacksons Lane, St Michael’s Church, the United Reformed Church and The Bull public house for generously donating their premises.

Photos: Ian Henghes, Hannah Liptrot, Maggy Meade-King, Alicia Pivaro, Christopher Riley Maps, website and technical support: Ian Henghes Social media: Christoph Schedl Text: Martin Adeney, Rachel Allison, Karen Beare, Simon Briscoe, Sydney Charles, Elspeth Clements, Anne Jamieson, Michael Hammerson, Louise Lewis, Hannah Liptrot, Alan Marriott, Maggy Meade-King, Jim Meikle, Alex Munro (Maroon Planning), Martin Narraway, Neil Perkins, Alicia Pivaro, David Porter, Christopher Riley, Susan Rose, Gail Waldman

HIGHGATE NEIGHBOURHOOD PLAN KEY DIAGRAM

Fig 1 Key areas and open spaces

Section 1: Introduction

A neighbourhood plan for Highgate

Why does Highgate need a neighbourhood plan?

Highgate is an area, in planning terms, which is split between a number of London Boroughs and has never benefitted from a cohesive and singular set of development guidelines that recognise and seek to preserve the unique character and needs of the neighbourhood area. The people of Highgate therefore felt that they should seize the opportunity presented by neighbourhood planning through the Localism Act to define their boundaries and provide a set of statutory policies that can genuinely influence the quality and quantity of development within Highgate. This Plan has set out to identify the issues and opportunities that exist in Highgate and create clear policies that seek to overcome them or embrace them. This process began with the characterisation of Highgate and the identification of a clear vision and list of objectives that can be found in Part 3 of this Plan. It culminated in the production of a suite of clear and targeted planning policies that have been developed by the community for the community.

What is the Highgate Neighbourhood Plan?

The Highgate Neighbourhood Plan (‘the Plan’) has been produced by the Highgate Neighbourhood Forum (‘the Forum’), which was formed by a number of amenity groups, residents’ organisations and individuals (including all of the local Councillors) and formally designated as the legal body able to deliver a neighbourhood plan by Camden and Haringey Councils in December 2012. The Forum was set up with one simple aim – to deliver a plan that benefits the local community and Highgate as a whole.

It is one of the first of a new type of planning document, introduced as part of the Localism Act in 2011, that gives communities the opportunity to develop planning policies that will help shape development in their area. Neighbourhood plans are statutory planning documents that carry legal weight. This Plan, when adopted, will comprise part of both the London Boroughs of Haringey and Camden’s development plan covering the Highgate area. The policies included in this Plan will be the starting point in the determination of planning applications in Highgate until 2029 (or until the Plan is reviewed). The Plan will cover the 15-year period 2015-2030 (‘the Plan period’). Over this period it will be subject of monitoring to ensure the policies it contains successfully deliver against its stated objectives. Depending on the effectiveness of the Plan, the Forum will likely review and update the document prior to the end of the Plan period to ensure it continues to provide an effective strategy for Highgate well into the future. The Plan has been developed through wide consultation with a number of groups and bodies, including the residents of Highgate, landowners, local interest groups, as well as officers from the London Boroughs of Camden and Haringey, to guarantee it represents a strategy that is both appropriate and deliverable. Details of the consultation programme, and how it has helped shape the final objectives and policies, are contained in the Consultation Statement that accompanies the Plan. As the Plan carries a significant level of legal weight, it has been prepared in strict accordance with all relevant primary and secondary legislation – principally Schedule 4B of the Town and Country Planning Act 1990 (‘the Act’) and the Neighbourhood Planning (General) Regulations 2012 (‘the Regulations’). Reference to these documents will ensure that the Plan comprises a set of policies that are procedurally sound in their preparation. The most important legal requirement of the Plan is that it must pass the ‘basic conditions’ test. The basic conditions require the plan to:

• Have regard to all national level policies contained in the National Planning Policy Framework (NPPF), as well as accompanying guidance published by the Secretary of State;

• Be in general conformity with the strategic policies of the adopted development plan (comprising the London Plan and the local development frameworks, or ‘local plans’ of both Camden and Haringey);

• Contribute towards the achievement of sustainable development; and

• Demonstrate compliance with all relevant EU obligations.

The compliance of the Plan with the tests set out above is demonstrated within the accompanying Basic Conditions Statement.

Preparing the Plan

Defining Highgate

One of the first steps that needed to be taken when delivering a neighbourhood plan for Highgate was to identify and designate the ‘Plan area’. The Plan area broadly covers the postcode of N6, which has been a common definition of “Highgate” since the postcode was introduced nearly 100 years ago. The area lies within the boroughs of Camden and Haringey. In a practical sense, however, and in the minds of residents and businesses, the limits of Highgate are fuzzy around the edges. Some such streets are even in the adjoining boroughs of Islington and Barnet but working with this many boroughs would be impractical. Where the Forum was initially unsure if particular streets or residential areas regarded themselves as being within ‘Highgate’, those residing in them were contacted directly for their views. As a result of this consultation, the Forum also had close regard to the proposed neighbouring Plan areas of Archway, Crouch End, Dartmouth Park and Hampstead when defining the extent of Highgate’s boundaries. The result is that the Plan covers the area widely regarded as ‘Highgate’ by those who live and work in what is a distinctive part of North London. It is also the area that is covered by the amenity societies affiliated with the Forum. The final Plan area was approved by the London Borough of Camden and the London Borough of Haringey on 17 December 2012. The extent of the Plan area is set out in Figure 2, on page 9.

Fig 2 Highgate Neighbourhood Forum Map

Consultation

In preparing the Plan, one of the golden threads that have run through the process from its inception is the importance placed on consultation and the engagement of Highgate’s residents, businesses and stakeholders. The Forum endeavoured to exceed the minimum statutory requirements to consult set out in the Regulations and instead instigated a comprehensive programme of community engagement that included:

• A community survey delivered to all 8,000 households in the Plan area;

• Open membership of the Forum, which has facilitated the substantial and material direct input of over 50 members during the production of the Plan;

• A PlaceCheck walkabout, covering the Plan area street by street;

• A community planning workshop (undertaken in three well attended meetings and after considerable street engagement work);

• Several open meetings, including two AGMs;

• Close working with local Councillors; and

• Continual liaison with the Forum’s affiliates (current list on website: http://www.ForHighgate.org/reference/affiliates/

Full details of all of the means of engagement, along with their outcomes are described in the Consultation Statement. The latter section of the Statement will include the responses received following the statutory six week consultation exercise on the Plan itself (meeting the requirements of Regulation 14 of the Regulations), as well as including an indication as to where the Plan has been altered in response to consultation comments.

Sustainability

Another of the golden threads that ran through the Plan preparation process was the recognised importance of ensuring that all decisions and policies helped achieve sustainable development. One of the earliest public workshops sought to ensure that those with a say on how Highgate is to develop in future truly understood what is meant when development is described as ‘sustainable’. Starting with the Brundtland Commission’s definition of sustainability, first summarised in 2001, the community helped develop a ‘Sustainability Tree’, (pictured on website: Sustainability Tree). This exercise began to draw out the key themes that the Plan should seek to address. The initial ideas presented to the Forum at this workshop and the detailed definition of ‘sustainability’ set out in the NPPF (and included below) were then identified and fully informed the identification of both the Plan’s vision and objectives. Every policy in the plan will set out to meet at least one of the Plan’s objectives. Taken together, they will

in turn ensure that the Plan contributes towards the achievement of sustainable development in every respect.

The NPPF definition of sustainability reads as follows:

6. The purpose of the planning system is to contribute to the achievement of sustainable development… 7. There are three dimensions to sustainable development: economic, social and environmental. These dimensions give rise to the need for the planning system to perform a number of roles: An economic role – contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure; A social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of the present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being; An environmental role – contributing to protecting and enhancing our natural, built and historic environment; and as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.

Plan structure

Section 2.0: A summary of Highgate describes the background to the Plan and sets out what makes Highgate special, as well as characterising the challenges that this Plan seeks to meet. This section explicitly draws on the Plan’s evidence base and the responses to consultation. Section 3.0: A vision for Highgate sets out the Plan’s vision and the key objectives from which all of the statutory policies cascade. Section 4.0: General Plan-wide policies sets out the overarching policies covering either the whole or part of the Plan area.

Section 5.0: Key Area Policies sets out the vision for four of the key development areas in Highgate. It presents the criteria which seek to guide the future mix of uses and forms of development in each area. Section 6.0: Non-statutory ‘Community Action Plan’ sets out all the issues that were identified during the course of consultation as action points, but are not covered by the statutory policies of the Plan. The implementation of the action points in this section – through community-led initiatives – will be no less vital in ensuring that the aspirations of the neighbourhood are met. Section 7.0: Delivery and Monitoring identifies the timescales, partnerships with stakeholders and potential sources of funding which will be involved in delivering the objectives and policies of the Plan.

Section 2: A summary of Highgate

This section charts the development of Highgate up to the present day, outlining exactly why it is special to those who live and work in the neighbourhood, and also to those who visit it for business or pleasure. It also sets out a detailed account of the opportunities and challenges that the area now faces.

Highgate past – making Highgate what it is

Where have we come from?

The village of Highgate originated as a hamlet at the south-eastern corner of the medieval Bishop of London’s estate, divided between the parishes of St Pancras and Hornsey, a division still reflected in the boundary between Camden and Haringey down the middle of the High Street. In 1380, a new drover’s road ran up from the City to the north, forming a junction with a track running along the current location of Hampstead Lane and Southwood Lane. This junction established the core of Highgate Village. Highgate School, which is now the largest landowner and employer, was founded in 1565 as a free grammar school for local boys. Highgate Village grew up around the junction between this new road to the City, the borders of the Bishop of London’s hunting estate and the track now occupied by Hampstead and Southwood Lanes. Initial development consisted of watering holes for the drovers and related supporting properties. These elements are still clearly visible and the form of the High Street is still dictated by medieval burgage plots, while the remnants of the ancient pasture land for the drovers remain in the area now known as the Highgate Bowl. Meanwhile, the lower end of the Plan area grew up alongside the environmental constraints presented by Waterlow Park, the historic cemetery and the wider Hampstead Heath, resulting in an area that is attractive and intriguing in character with high levels of access to both copious areas of open space as well as secluded wooded areas. The attractiveness of the Plan area generally resulted in the construction of fine mansion houses in the 18th and 19th Century. While the sites of many of these have been lost to development, several remain (Fairseat, Witanhurst, Beechwood, Athlone House) and provide another set of links with the earlier history of the Village. A fine example of more individual development is North Road/North Hill, serving the Great North Road. This important route to the North now displays a wide range of buildings, many listed, from a wide variety of periods and architectural styles, from Jacobean, to early social housing, to the Grade1 listed Lubetkin High Point 1 and 2. Highgate Village was a regular stopping place with numerous inns and flourishing trades serving the needs of travellers and later became fashionable because of its good air and water. In 1813 new toll-road on a shallower gradient, Archway Road, was cut to the northeast of Highgate Hill crossed by the Hornsey Lane Bridge. Together

with the construction of Highgate Railway Station in 1856, this opened up the eastern slopes of Highgate for major development. These houses, shops and mansion blocks were completed in the late 19th and early 20th Centuries and constitute a substantial part of the neighbourhood. The Northern Line was extended to Highgate in 1939.

Highgate present – the challenge today

Unique Highgate

Today Highgate is a leafy inner suburb situated in north London, surrounded by parkland and woods. It is on the western fringe of the London Borough of Haringey and northern fringe of the London Borough of Camden, with small portions in Islington and Barnet. It is well linked to central London, north to south, by the Underground and buses. East to west links are notably poorer. The origins and history of Highgate are still evident: in the lengthy and diverse High Street that divides the two Boroughs; in the extraordinary array of woodlands and the world-renowned intrigue offered by the Cemetery; in the historic school buildings and playing fields; of fine buildings from many periods; in the wealth of historic pubs, now offering a wide range of fine foods, entertainment and social interaction; and through the diversity of shops and businesses that exist along the busy Archway Road. Its location on the slopes of a hill with outstanding views and fine buildings, surrounded by, and woven through with, green spaces, makes Highgate a unique place to live and work in. It is a genuine community providing a wide range of economic and social activities. Very few people choose to move out of the area.

A neighbourhood of varying needs

At the same time, the Plan area is not without significant challenges. The size and diversity of the neighbourhood area poses logistical challenges from the start. Highgate has an area of about 4,800 square metres and a population of approximately 18,000 making it one of the most populous Plan areas to date. Yet it is clear from the various public consultations that everyone within this large area feels that they live in Highgate.

There is a high level of social diversity amongst those who live in the neighbourhood, with residential properties ranging from large mansions in the west to far more basic social housing and houses of multiple occupancy (HMOs), mainly around the Archway Road in the east. House prices have risen dramatically over the past 10 years with two of the streets in the west of Highgate listed in the top five of London’s most expensive. The results of the 2011 census indicate that the Plan area is home to a predominantly affluent population, with levels of employment, home and car ownership higher than both Haringey and Camden, as well as national averages. However, it is also home to a notable number of households who are reliant on affordable or council-owned accommodation (over 650 as of mid-2013). This disparity is placing pressure on the social mix of the neighbourhood.

Fig 3 The Fair in the Square Highgate contains, or is in close proximity to, a wide range of schools (both state and private), healthcare facilities, public transport services and community facilities. Whilst the Plan area currently has an above average percentage of younger residents (with a median age of 32 compared to the national average of 37) it is also recognised that the general trend in population nationally points towards an expected increase in those aged 65 or above over the coming decades. In which case, existing issues identified during consultation relating to poor access to some or all of these local facilities and

services will only be exacerbated. This change in demographic will also have an impact on the need for social care and support as well as a further impact on the type and style of housing to be provided.

A ‘real’ place to live

Highgate is characterised as a real place to live. It features a very traditional urban pattern associated with the self-contained ‘villages’ of London of large areas of residential properties, various small businesses centred around the area’s high streets and a wide mix of local people both working in and attending the schools, healthcare facilities and other community services and institutes referenced above. At the same time, this function and character is under threat from national trends, such as the widely publicised decline of traditional high streets and the financial pressures on public services. A combination of the nurturing of the entrepreneurial and innovative spirit of its high number of small businesses, alongside close working with bodies such as the Greater London Authority, Transport for London and the Boroughs to ensure that new development is appropriate and of benefit to the area, will be key to ensuring that the area loses none of its liveability and continues to thrive in future.

A place of special character

As a proportion of the total Plan area, 44% comprises public open space with a further 27% comprising often large and characterful residential gardens (more land use data can be found here). It is this green and open character that makes Highgate one of the most desirable areas to stay and visit in London. There was a strong desire from the majority of respondents during consultation to ensure these open spaces were protected and made more accessible to all sections of the community – indeed during consultation this was one of the strongest positive factors influencing people’s love of the area as ‘welcoming, attractive and green’. At the same time, respondents also identified the importance of ensuring all other aspects of the public realm, including pavements, shopping areas, the streetscape and public rights of way were maintained and kept free of clutter. The overall number of listed buildings in the Plan area is considerable. Most of the area is also covered by three designated conservation areas which lend further protection to non-listed buildings and the general character of the area. The Plan area as a whole has a long and distinguished history and its heritage is clearly an asset. It is, however, also a constraint. Largely as a result of the sensitivity of the local built environment, there is no immediate desire for large-scale intensive development set out in the wider development plan, yet the character of the area remains under threat from creeping development. This includes low-quality and often unsuitable basement conversions and the redevelopment and extension of existing properties incorporating insensitive forms of design – usually on a significantly larger scale (while providing no extra housing units), with high security gates which damage the character of Highgate as a living community.

Highgate’s busy cores

The transport routes running north to south, while once the catalyst for the growth of Highgate, have more recently posed problems to the local area due to heavy congestion. The majority of respondents in the consultation cited high levels of road traffic as one of the greatest threats to local residential amenity and the local environment. This in turn led to concerns about the high levels of commuter and illegal parking throughout the Plan area. While the busy environment along the route of Archway Road has led to lower property values, this has perhaps positively encouraged a wider range of small businesses and cheaper residential accommodation, bringing diversity and the vitality to the area.

Fig 4 Traffic on Highgate Hill

Two boroughs, two high streets, one neighbourhood

The Plan area suffers from poor east to west links, due to the lack of connecting pathways or roads, by the hilly relief of the area and by inadequate public transport. In addition, the busy A1 divides the community on either side of the Archway Road - a problem the Community Action Plan seeks to address. These problems continue outside the Plan area, with many survey respondents noting difficulties accessing areas such as Muswell Hill, Crouch End and Hampstead, and Haringey’s offices in particular. The result is limited cross connectivity and poor accessibility to some parts of the Plan area, particularly for less mobile residents.

Fig 5 The Archway Road (A1) looking North from Hornsey Lane Bridge

An additional key challenge faced by the Plan area is its location in two separate London boroughs, each with their own sets of policies, which often present an inconsistent framework within which development in Highgate is assessed. In particular, the split of the neighbourhood area between two planning authorities has seen the core of Highgate Village, which is dissected by the boundary of both, fail to be served by a cohesive and holistic policy which manages its retail and amenity function. The Forum decided from its inception that the new legislation contained in the Localism Act presented Highgate as a neighbourhood with a rare opportunity to unify the community across the artificial boundaries of Council jurisdiction, topography and busy transport corridors.

Section 3: A vision for Highgate

The Vision

The main goal of the Forum was to deliver a set of policies and a strategy that sought to safeguard and improve the social, economic and environmental wellbeing of the area. The strengths, weaknesses and issues identified in Section 2 help frame the challenges which this Plan addresses in order to create a more cohesive community. From these, the Forum identified a clear vision and set of objectives for the Plan.

The Vision for Highgate

Highgate should grow and prosper as a united community across the artificial boundary between the London Boroughs of Camden and Haringey. It should be a vibrant place that protects its unique character and heritage, while embracing new ideas and beneficial change.

It should be home to a community that can work together to meet local needs, while respecting its differences and diversity. It should be a neighbourhood that complements and connects with neighbouring communities.

All of these factors combined should make Highgate a better place to both live and work.

The Core Objectives

The Core Objectives of the Highgate Neighbourhood Plan are designed to help achieve the vision set out above. They have been carefully developed to provide a set of targets for the Plan which seek to deliver the social, environmental and economic sustainability of the Plan area, in line with the NPPF. The core objectives are as follows:

Core Objective 1: Social and Community Needs

To help Highgate develop and maintain a strong, integrated community, which works to minimise social deprivation and exclusion.

Sub-objectives: 1.1 Strengthened physical and social links between different parts of the Plan area and the different social and age groups in Highgate; 1.2 Greater local participation in community initiatives; and 1.3 Successful joint working between and with the various authorities to ensure a mix of housing and access to an adequate choice of schooling and community health and social care is delivered.

Core Objective 2: Economic Activity

To attract, maintain and enhance employment, particularly where it can enrich and enliven the public realm.

Sub-objectives:

2.1 The implementation of a new vision for the High Street, Aylmer Parade and the business premises in the Archway Road that is forward-looking, entrepreneurial, sustainable and attractive;

2.2 The attraction of more visitors to Highgate; and

2.3 Increased local prosperity achieved in part through greater mutual feedback between local businesses and residents.

Core Objective 3: Traffic and Transport

To encourage local services that reflect the community’s needs and support its health, social and cultural wellbeing. In particular, by making the area more pedestrian friendly and improve general mobility, reduce vehicle speeds, improve access to public transport and champion walking and cycling.

Sub-objectives: 3.1 The amelioration of the harmful effects of moving and stationary vehicles on the environment;

3.2 An improved streetscape to make it safer and more accessible to move around Highgate; 3.3 Greater connectivity throughout Highgate; and 3.4 Greater access to and usage of sustainable modes of transport.

Core Objective 4: Open Spaces and Public Realm

To enable the whole community – residents, community organisations, agencies and businesses – to obtain the maximum benefits from Highgate’s open spaces.

Sub-objectives: 4.1 Safer and more attractive open spaces and public realm; 4.2 The de-cluttering and improved design of Highgate’s high-streets and public realm generally; 4.3 Where possible, the linking of Highgate’s public spaces to educational, cultural and recreational uses; and

4.4 The protection of the area’s natural features, including trees, habitats and green spaces, recognising the importance that the management of both public and private land has in the context of the Plan.

Core Objective 5: Development and Heritage

To conserve and enhance the essential and unique character of Highgate.

Sub-objectives:

5.1 To guide the design and form of new development, including work to existing buildings and to ensure it conserves and enhances the character of Highgate; 5.2 To ensure wherever possible that any development strengthens the feeling of community in Highgate;

5.3 To ensure that new development proposals are sustainable in the context of Highgate in every respect.

Turning issues into actions

To this point this Plan has sought to identify the issues that exist in Highgate, culminating in a set of clear objectives that now must be met. The following two parts of the Plan will now set out a collection of clearly worded policies that meet these issues head on. The statutory policies The following two sections of the Plan include two different types of policies that will form part of the statutory development plan for the areas of Haringey and Camden covered by the neighbourhood area, as follows: Section 4 of the Plan includes plan-wide policies. These policies are general in nature and will be used to guide the delivery of various types of development as and when proposals come forward throughout the entirety of Highgate. Section 5 of the Plan includes ‘Key Area’ policies. These policies focus in on five specific potential development sites in Highgate and provide clear criteria that should be referred to both when formulating a proposal on the site and when determining any resultant planning application. Section 4, which sets out the general overarching policies, uses the five Core Objectives set out above as a framework around which the policies will be grouped. For clarity, the colour coding will be continued throughout the document. Those policies that seek to primarily meet Core Objective 1, along with its sub-objectives, will be picked out in orange and grouped together. Similarly, those policies that seek primarily to meet Core Objective 4 will be in green etc. This is not to say that each policy will only action a single objective. Indeed, some may deliver residual benefits that contribute towards several others – for example many of the policies that seek to

preserve the public realm will also have a positive effect on the heritage of the Plan area and the setting of its buildings. In summary the following table sets out the policies that help deliver the objectives and sub-objectives set out above.

Core Objective Sub Objective Policy Reference

CO1: SO1.1 SC1, SC2, SC3, OS3, OS4, KA2, KA3, KA5 Social and Community Needs SO1.2 SC2, SC3, DH4, KA2, KA3,

SO1.3 SC1, KA1, KA5

CO2: SO2.1 EA1, EA2, EA3, KA1

Economic Activity SO2.2 KA2, KA3

SO2.3 EA1, EA2, EA3, KA1, KA2, KA3

CO3: SO3.1 KA1, KA4, KA5

Traffic and Transport SO3.2 OS4, KA1, KA2, KA3, KA5

SO3.3 OS4, DH4, KA1, KA2, KA3, KA5

SO3.4 KA2, KA3

CO4: SO4.1 OS1, OS3, OS4, KA2, KA3, KA5 Open Spaces and Public Realm SO4.2 DH2, DH4, KA5

SO4.3 SC3, KA2, KA3

SO4.4 OS2, DH5, DH7, KA1, KA2, KA3,

CO5: SO5.1 OS1, DH1, DH2, DH3, DH4, DH5, DH6, DH7, Development and Heritage KA2, KA3

SO5.2 SC2, SC3, OS1, OS3, DH4, KA2, KA3

SO5.3 SC1, SC2, SC3, OS1, OS2, OS3, OS4, DH1, DH3, DH4, DH5, DH6, DH7, KA1, KA2, KA3, KA5

To help further cross reference the issues with the outcomes, the sub-objectives that are actioned by each policy of this Plan (including the Key Area policies set out in Section 5) are set out in the accompanying conformity references to provide clarity on how they contribute towards the delivery of the overall Vision for Highgate.

The non-statutory ‘Community Action Plan’ One of the difficulties of neighbourhood plan making is that not all of the issues that are identified during the course of evidence gathering or consultation can be dealt with through the formulation of statutory planning policies. It was felt important, however, that these additional issues are still captured and other mechanisms of overcoming them are investigated by the community. Section 6 of the Plan comprises the Non-statutory ‘Community Action Plan’. The ‘Community Action Plan’ does not form part of the development plan for Highgate but does set out a clear community manifesto describing which other non-planning issues may be addressed in the Plan area. It also responds to the Core Objectives set out above and seeks to provide an additional framework of community actions that will help the neighbourhood achieve its overarching vision.

Section 4: Plan-wide policies

SC: Social and Community Needs

Aspirations

On the initiation of this Plan, a principal goal was to deliver a set of policies and a strategy that sought to safeguard and improve the sense of belonging felt by those who live or work in the Plan area. One of the core principles of the Plan is to help develop a strong community and to contribute towards a greater sense of social inclusion. It was identified that progress on this can be made by improving access to the homes, services and facilities people need to lead a full and comfortable life and through the development of a Highgate that encourages participation and integration.

Challenges

Key issues identified during the course of consultation and evidence gathering included the following:

• A need for a range of both affordable and market homes – owned and rented and of the right size - for all sections of the community;

• Inadequate access afforded to some sections of the community to a full range of private and public community facilities and services; and

• Pressure on the capacity of existing community facilities, including meeting places, schools and health care.

In response to these issues, among others, this section sets out a list of social and community policies that seek to support a sustainable Highgate where people want to live, work, shop and socialise both now and into the future.

Accordingly, the policies in this section are built around the following Core Objective:

Core Objective 1: Social and Community Needs To help Highgate develop and maintain a strong, integrated community, which works to minimise social deprivation and exclusion.

Social and Community Needs Policies

Housing need

As with many of London’s metropolitan villages, one of the most pressing issues felt by the residents of Highgate is access to a suitable and affordable supply of housing that

meet their needs and budget. While the demand for affordable and social housing in the city has long been confirmed as a key issue in need of a solution, the requirements for smaller market units and other forms of specialist housing are sometimes overlooked. In particular a need for older persons’ housing has been identified, with several local providers identifying significant waiting lists for units.

The Census figures show that the Plan area already has a large proportion of very large homes, despite the household size and structure not being very different to Camden and Haringey as a whole – pointing to the need for smaller properties, rather than more mega-mansions. It was also notable that in the ‘Bishops’ area of Highgate the population actually fell between the Censuses of 2001 and 2011 - despite a good many large extensions to properties – while increasing in the Plan area as a whole.

There is a clear requirement set out in paragraph 50 of the NPPF that planning policies should provide for a full range of house types including for families, older people and people with disabilities among others. This Plan seeks to respond to the challenge of the Framework with Policy SC1 aiming to ensure that new residential developments in Highgate are as mixed and as inclusive as possible and respond to the needs of all sections of the community. It will supplement the existing and future housing strategies of both Haringey and Camden and pave the way for the delivery of – at the very least - the level of older person and first time buyer housing required by the London Plan.

Policy SC1: Highgate’s housing needs

Planning applications for new residential development (including conversions) will be required to demonstrate how they are contributing towards a range of housing types and formats to meet the identified needs of the Plan area. The ability of a new development to deliver an appropriate mix of homes that meet any of the following needs, above and beyond the wider housing requirements of the Borough, will be treated as a benefit of significant weight:

• Elder-friendly housing, particularly supported housing that may include space for live-in carers; One and two bedroom market properties designed to provide • accommodation for first time buyers and those down-sizing from larger properties; • Innovative ways of providing access to suitable residential accommodation to residents not eligible for inclusion on the housing register including managed HMOs or studio apartments of an adequate

size; and • Opportunities for self-build units.

Relevant Sub-Objectives: SO1.1, SO1.3, SO5.3 Conformity: NPPF 50, London Plan Policy 3.1, 3.8, 3.9, Camden Policy CS6, DP5, DP6, DP7, DP8, Haringey Policy SP2, HSG6, HSG7

Community facilities

Highgate is an area that takes great pride in its sense of community. During the preparation of the Plan, it became evident that a significant number of people in the area – particularly the retired and semi-retired – are involved in a range of voluntary and cultural activities. The maintenance and supply of both existing and future community facilities is essential to ensure that these trends continue into the future and that greater opportunities are afforded to all sections of the community to meet and integrate.

Currently, Highgate is served by a range of extremely popular social, community and cultural resources (identified in Figure 6 on page 28), including Jackson’s Lane, Lauderdale House, the Gatehouse Theatre and societies such as the Highgate Literary and Scientific Institution. At the same time, it is noted that the value of these resources is often constrained by their accessibility, in particular to groups seeking larger communal spaces and to individuals with limited mobility and ability to travel about Highgate. This issue is heightened by the imbalanced spread of meeting places across the Plan area. An additional constraint is the continuing problem of funding the upkeep and enhancement of the various facilities to a high standard. This is an often critical issue that has been cited by those who run and maintain community facilities throughout the Plan area. In line with paragraph 69 of the NPPF it is vital that all new development in the Plan area helps maintain the rich variety of social opportunities afforded by Highgate and ensures that an adequate supply of community facilities is provided to accommodate a growing population.

Fig 6 Highgate’s community facilities

Policy SC2: Community facilities

All new development that is likely to create an additional demand on community facilities in the Plan area should contribute towards supporting existing facilities or towards the provision of new facilities. The ability of any new development to provide a new community facility on-site available to the whole of the population of the plan area will be treated as a benefit of significant weight.

The community facilities that are particularly needed in Highgate include those catering for children and young people, older people and those providing flexible space for regular classes, community events and faith community gatherings.

Relevant sub-objectives: SO1.1, SO1.2, SO5.2, SO5.3 Conformity: NPPF 69, 70, London Plan Policy 3.16, 3.17, 3.18, 3.19, Camden Policy CS10, DP15, Haringey Policy SP14, SP15, SP16

Allotments and communal open space Highgate currently comprises over 8,000 homes and residences comprising a wide mixture of property types and sizes. While the area includes a notable number of larger semi-detached and detached properties that enjoy significant private gardens and amenity space, it includes a far higher percentage of flats, maisonettes and smaller terraced houses that have very small or indeed no private outdoor space. This fact places intense pressure on the need for both communal garden land, places to play and allotment plots throughout Highgate. One statistic that highlights the demand on semi-private open space in Highgate is the requirement for additional local allotments – whilst 1,960 plots were available throughout Camden and Haringey in 2011 there was a waiting list for a further 1,776 allotments among local residents. The outputs of consultation on the Plan clearly state that adequate provision of both shared gardens space and allotments is important to give the residents of the Plan area the best chance of a healthy and balanced lifestyle. Together with Policy PR3 of this Plan, the following policy seeks to ensure maximum protection is given to existing semi-private open space and encouragement is given to the provision of further communal outdoor opportunities.

Policy SC3: Allotments and communal open space

Within Highgate semi-private communal open space and allotments are a vital source of recreation space for residents who often do not benefit from significant gardens or private amenity space. The loss of allotments and community garden space in Highgate will be resisted wherever possible. The provision of additional space will be actively encouraged and the ability of new developments to provide new allotments or communal garden land will be treated as a benefit of significant weight.

Relevant sub-objectives: SO1.1, SO1.2, SO4.3, SO5.2, SO5.3 Conformity: NPPF 69, 70, 74 London Plan Policy 7.18, 7.22, Camden Policy CS10, DP15, Haringey Policy SP14, SP15, SP16

Related non-statutory ‘Social and Community’ actions

There are a number of non-statutory actions set out in Part 6 of this Plan that also seek to ensure that the social and community needs of Highgate are met. They can be summarised as follows:

• CA1: Encouragement of community participation, including volunteering; • CA2: Promote Highgate and its social activities to visitors; • CA3: Seek out opportunities for environmental projects where possible, including for example a “Bat centre”, green walkways and a mushroom farm. • CA4: Encourage all owners of premises or facilities that are accessed by the public to make them as friendly as possible for those with mobility issues and with children. • CA5: Establish venues for people to meet, for example, a knowledge centre, culture hub and start-up business centre. • CA6: Encourage businesses and venues that are required to have toilets to make them publicly available rather than restricted to customers. • CA7: Make open spaces attractive, perhaps by planting and providing seating to create as many opportunities for people to relax in addition to our parks and woods. • CA8: Promote a “green festival”. • CA9: Encourage community access to privately held sports facilities and add to the variety in existing public spaces. • CA10: Promote safety and the feeling of safety by, for example, actively supporting Neighbourhood Watch schemes. • CA11: Develop the Highgate on-line calendar to show more information.

EA: Economic activity

Aspirations

The character of much of Highgate is defined by small businesses and retail premises clustered in three main locations: Highgate High Street in the village core; Archway Road and Aylmer Parade. These areas provide a multitude of shops, services, community, education and leisure uses to meet the day-to-day requirements of residents, workers and tourists alike. They also comprise places to work and a vital source of local employment. To ensure the continued vitality and viability of the area’s commercial cores, it is key that the mix of uses within them is maintained and wherever possible enhanced to meet the needs of all. While this Plan sets out policies to seek to preserve and manage this mix in three of Highgate’s most important cores, it is recognised that further mechanisms such as Article 4 Directions may need to be explored in partnership with both Haringey and Camden to do all that can be done to preserve their retail, service and employment function. The London Plan anticipates a significant level of employment growth during the period until 2026 (nearly a 30% increase in FTE – Full Time Equivalent - jobs) requiring a high level of additional employment land. If the Plan area is to contribute , as we’d like to, the retention of existing units, such as those around Aylmer Parade, Archway Road and Highgate Village, will prove vital in ensuring that a sufficient supply of workshops and small business units remain available to meet this rising need over the Plan period.

Challenges

Key issues identified during the course of consultation and evidence gathering included the following:

• A need to encourage the continued vitality and viability of Highgate’s high streets, while providing a mix of uses to best serve those who make use of them;

• The importance of encouraging a positive benefit to the local community when a retail premise is reused in the Plan area or its use is changed;

• The key role that Highgate’s commercial cores play in providing opportunities for both casual and permanent employment; and

• The importance of a coordinated approach to the management of the shopping areas in Highgate Village between officers of Haringey and Camden.

Data providing evidence of the above can be found in the supporting documents in the Economic Activity section of the Plan on the website: http://ForHighgate.org/plan/economic-activity/

In response to these issues, this section sets out a list of policies that seek to manage the development of the three main commercial cores in the Plan area with the emphasis placed on retaining and enhancing their current core functions.

The policies in this section are built around the following Core Objective:

Core Objective 2: Economic Activity

To attract, maintain and enhance employment, particularly where it can enrich and enliven the public realm.

Economic Activity Policies

Highgate Village core

Highgate Village has managed to retain the atmosphere of a village despite its location within the wider conurbation of Greater London. As a commercial and retail core, Highgate Village must comprise a mix of the day-to-day uses required to support a thriving and prosperous local community. Its historic buildings create character and atmosphere.

The High Street and the yards behind contain many shops, pubs and local services that meet many of the needs of local residents and visitors on a daily basis. At the same time, the function of the Village has been slowly eroded over the past decades through the loss of many diverse retail units to predominantly estate agents and other non-retail uses. One of the main messages identified during the course of consultation is that it is key that the village enhances its function as a centre for local shopping needs, to maintain its place at the heart of the community. The sentiment to protect

and strengthen the role of existing centres to deliver social and economic ambitions in a sustainable way is reinforced in the NPPF, the London Plan and the development plans of both Haringey and Camden.

The Highgate community has been campaigning for many years for the relocation of the 271 bus stand at the junction of South Grove and the High Street. It is unsightly and dangerous with large buses turning in a tight, busy pedestrian area. The Forum would like to see the stand relocated elsewhere, the area paved and landscaped to provide a central area which could host market stalls and community activities, which would enhance the retail “offer” the Village and attract more shoppers to the High Street (imagined below in fig 7).

Fig 7 Highgate High Street with the 271 bus terminus replaced by a paved area and market stalls (artist’s impression by John Browning)

Highgate Village has additionally suffered due to its location on the boundary of the Boroughs of Haringey and Camden. Resulting differences in, among much else, street lighting, pavement surfaces, refuse collection and, notably, parking regulations, add up to make Highgate less of a “place” and will be addressed by the Forum outside the remit of this Plan.

It is the view of the Forum that the management and protection of the mix of uses in the village has not been as effective as it could have been due to it being subject to two separate designations and sets of town centre policies applicable to either the Haringey or Camden sides of the High Street. The Highgate Neighbourhood Plan

provides a compelling opportunity to include a policy that will ensure a more joined up approach to the management of the Village as and when any further applications are submitted that seek to alter the range of uses along the High Street.

Policy EA1: Highgate Village core

Highgate Village serves as an important shopping and service centre for the residents of the plan area.

Within the Village area the presumption will be to retain A1 uses. A change of use from A1 to any other use within class A will be acceptable provided the proposal would result in a positive impact on the vitality and viability of the Village and wouldn’t detract from its function as a local shopping area.

Any application in the Village area proposing the loss or change of use of any A or B class premises should assess its potential impact on the shopping area and employment opportunities as a whole. This may necessitate cross boundary consultation between the Boroughs of Haringey and Camden to ensure that the mix of uses in the village is adequately monitored and managed.

Relevant sub-objectives: SO2.1, SO2.3 Conformity: NPPF 23, London Plan Policy 4.7, 4.8, Camden Policy CS7, DP12, Haringey Policy SP10, TCR3, TCR4

Archway Road Archway Road varies significantly in both character and function from Highgate Village. It comprises a mile long chain of shops, community uses, offices and eating and drinking establishments broken into several shorter ‘runs’ of units – conveniently located topographically a short walk from their immediate neighbourhoods - interspersed with housing. Where residential and other premises are combined, approximately 85% is residential and, in some places retail units have been converted to residential, thus distorting the street scene. Nationally and locally listed buildings enhance the experience of shopping but this must be set against the negative impact of heavy traffic. The Forum will address with TfL – outside the remit of this Plan – the difficulty in crossing the road and the timing of ‘green man’ phases (in line with TfL’s Road Task Force proposals). The Archway Road shops provide an important local retail function through a range of small supermarkets, grocers and comparison goods shops, as well as services like hairdressers and dry cleaners. Despite – or perhaps because of – being on a busy thoroughfare (the A1), it also has a number of “destination” shops serving specialist interests. In parts, it enjoys a naturally high level of passing trade and a high footfall, particularly at peak times and rush hour and has more businesses with a significant internet presence. It also has a number of pubs and eateries and serves as a local leisure destination.

Stretches of the road suffer from a fair rate of “churn” and a few buildings that have become run down and dilapidated, albeit the local vacancy rate has dropped from 22% in 2001 to only 8% in 2013. Regardless, it is considered there is value in providing a policy that encourages these buildings to be brought back into productive use to secure improvements to the local character, business viability and environment. This is particularly important due to the location of the road in the Highgate Conservation Area.

Policy EA2: Archway Road

Along the length of Archway Road the presumption will be to retain A1 (shops) and A3 uses (restaurants and cafes) uses. A change of use from A1 or A3 to any other use within class A will be acceptable provided the proposal would result in a positive benefit to the vitality and viability of Archway Road or would provide regenerative improvements that enhance the character of the area.

A change of use of units into either class A1 or A3 uses will be actively encouraged, provided it does not result in the loss of an important community facility or conflicts with policy elsewhere in the development plan.

Relevant sub-objectives: SO2.1, SO2.3 Conformity: NPPF 23, London Plan Policy 4.7, 4.8, Camden Policy CS7, DP12, DP24, DP25, Haringey Policy SP10, TCR3, TCR4

Aylmer Parade area Aylmer Parade is the third of Highgate’s defined commercial areas and once again varies in nature and character from the other cores of the Plan area. Centred around a

purpose built run of small shops and retail premises, Aylmer Parade and the local area has been identified in the context of Highgate as providing – along with the yards in Highgate Village and off Archway Road) an important supply of small workshops and business units to help support the growth of small/medium enterprises (SMEs) in the Plan area. Most of these are located away from the main A1 Aylmer Road and comprise small, low cost workshops that are currently home to a number of long-term local SME businesses.

Policy EA3: Aylmer Parade area

Retail (Use Class A1) and small office and workshop units (Use Class B1), particularly small units (100 sq m or less) suitable for shops, SMEs or start-up businesses, in and around Aylmer Parade will be retained unless a lack of demand can be demonstrated. The provision of new units of this type within the Aylmer Road area will be actively encouraged.

Relevant sub-objectives: SO2.1, SO2.3 Conformity: NPPF 23, London Plan Policy 4.7, 4.8, Camden Policy CS7, DP12, DP24, DP25, Haringey Policy SP10, TCR3, TCR4

Related non-statutory ‘Economic Activity’ actions

There are a number of non-statutory actions set out in Part 6 of this Plan that also seek to ensure that the economic and commercial needs of Highgate are met. They can be summarised as follows:

• CA 12: Enhancement of the general environment of Highgate’s cores to attract greater visitor numbers • CA13: Explore as many mechanisms as possible to preserve and enhance the retail and service offering, including Article 4 Directions in partnership with both Haringey and Camden. • CA14: Relocate the 271 bus terminus to make the High Street more attractive and to free up space for community use. • CA 15: Work with the two Boroughs to have policies/activities, such as parking and refuse collection, as common and joined up as possible. • CA 16: Encourage events such as “The Fair in the Square”. • CA17: Explore with TfL and the boroughs opportunities for enhanced road safety and street scene improvements to improve the economic attractions of the commercial areas, notably on Archway Road. • CA18: Campaign for fair parking restrictions and proportionate enforcement with an eye on making it easier for residents and visitors to the area. • CA19: Promote the area as a place of thriving SMEs. • CA20: Campaign for community WiFi. • CA21: Encourage the establishment a Highgate shopper loyalty card.

Fig 8 The 271 bus stand on Highgate High Street

TR: Traffic and transport

Aspirations

Highgate’s people and businesses thrive on the area’s generally good connectivity, but competing demands do sometimes create tension, making travel and transport the issue that most concerns residents. Highgate owes its existence to traffic – it was a hub, a staging post over the centuries. More recently, however, traffic has changed the character of the area in sometimes very detrimental ways. Heavy traffic flows along the Plan area’s major arteries (Archway Road and Highgate Hill through the Village to North Hill, respectively the A1 and B519) have given rise to noise and air pollution. These are also the roads with by far the worst safety records in the area. Additionally the frequent congestion along and around Highgate’s main transport corridors seriously restricts the ability of residents of the Plan area to access the day-to-day uses that support a vibrant economy and a healthy and inclusive lifestyle. These main roads are predominantly residential and additional development should be resisted until pollution and safety improvements have been made. The Forum aspire to make the area more pedestrian and cycle friendly, reduce vehicle speeds, improve bus routes, review parking restrictions, improve access to the area’s underground stations and improve mobility and accessibility for the disabled. Progress towards these aspirations can be delivered by targeted local level policies. The Plan also aspires to provide a set of policies that unify the approach taken by both the Boroughs of Haringey and Camden when seeking to manage traffic and traffic generating uses in Highgate. Many of the issues experienced in the Plan area are cross boundary and necessitate a strategic approach to highways and infrastructure management that should apply to both local authority areas.

Challenges

Key issues identified during the course of consultation and evidence gathering included the following:

• A desire to encourage more people to adopt sustainable modes of transport and make the most of the opportunities to walk, cycle or use public transport;

• The importance of heightening highway safety and improving the safety of all types of road user;

• The reduction of congestion and the lessening of traffic flows to – among other improvements – deliver reductions in air and noise pollution;

• Ensuring that new traffic generating developments are located in areas where there is sufficient road capacity to accommodate them and that off-street parking is provided; and

• A lack of an overarching and comprehensive suite of traffic and transport policies that seek to manage all of these issues equally in both the Haringey and Camden the areas of the Plan.

Supporting evidence for the above can be found at http://www.ForHighgate.org/plan/traffic-and-transport/

The statutory policies in this section are built around the following Core Objective:

Core Objective 3: Traffic and transport To encourage accessible local services that reflect the community’s needs and support its health, social and cultural wellbeing. In particular, by making the area more pedestrian friendly and improve general mobility, reduce vehicle speeds, improve access to public transport and champion walking and cycling.

Traffic and Transport Policies

Movement to and from new development

This is the first of five policies included in the Plan that seeks to build upon existing policy in Camden’s development plan (specifically DP16) and provide a uniform approach to new development across the Plan area.

The difficulty of getting around Highgate was one of the key issues identified during consultation, and witnessed on a daily basis. Accordingly, new development must successfully link in with the existing local transport infrastructure and not hinder movement across the Plan area.

Developments have the potential to exacerbate existing problems with congestion if they pay inadequate attention to the capacity of the local road network and fail to plan for access via means other than the private car. Additionally, developments that generate frequent trips but fail to introduce adequate areas to stop for short periods of time will serve to intensify congestion local to the site and in turn will impact on the safety of the roads adjacent to the site. Transport assessments and travel plans will be required for all significant developments that increase the movement of people and goods.

On site and off site, all appropriate new developments have a part to play in enhancing the permeability and connectivity of the Plan area through the provision of additional cycle links, footpaths, public transport stops and vehicular through routes.

Policy TR1: Movement to and from new development

New development must be properly integrated with the transport network and supported by adequate walking, cycling and public transport links. Development will not be support if it fails to assess and address any need for:

• Movements to, from and within the site, including links to existing

transport networks. Proposals will be expected to make appropriate

connections to highways and street spaces, and to public transport networks;

• Additional transport capacity off-site (such as improved infrastructure and services) where existing or committed capacity cannot meet the additional need generated by the development. Where appropriate, proposals should provide information to indicate the likely impacts of

the development and the steps that will be taken to mitigate those

impacts, for example using transport assessments and travel plans;

• Safe pick-up, drop-off and waiting areas for taxis, private cars and coaches, where this activity is likely to be associated with the development.

Relevant sub-objectives: CO3.1, CO3.3, CO3.4 Conformity: NPPF 35, London Plan Policy 6.1, 6.2, 6.9, 6.10, Camden Policy DP16

Parking levels in Highgate

This is the second of five policies included in the Plan that seeks to build upon existing policy in Camden’s development plan (specifically DP18) and provide a uniform approach to the delivery of new traffic-generating development across the Plan area. Highgate is an area well served by public transport but, at the same time, suffers from high volumes of traffic along the main arterial routes that span the Plan area, as well as commuter parking. There are also streets in the area that suffer from chronic car parking stress, with demand for residents’ spaces outstripping kerb space. New developments should assist in reducing the reliance on private cars and stabilising or reducing parking stress through the provision of low levels of car parking or where appropriate no car parking. The following policy sets out the restrictions that will be considered on a development-by-development basis to ensure that parking is kept to the operational minimum. In addition to the application of this policy, and where applicable, the Highgate Neighbourhood Forum will work with officers to identify ways in which additional legal restrictions and covenants can be placed on new developments to ensure that the easy access afforded to private cars is kept low in perpetuity.

Policy TR2: Parking levels in Highgate

New development must provide the minimum necessary car parking provision. Where practical, development will be expected to be car free in areas that are easily accessible by public transport and/or within any area designated as a

Controlled Parking Zone.

For car free developments, parking will generally be limited to:

• Spaces designated for disabled people; and • Any operational or servicing needs.

Where a need for car parking provision is accepted development should not exceed the maximum parking standards set by the Borough within which it is

located (excluding spaces designated for disabled people). In all instances

development will be expected to meet the local standards for cycle parking.

In addition this policy:

• Strongly encourages contributions to car clubs and pool car schemes in place of private parking in new developments across the borough; and • Seeks the provision of electric charging points as part of any car parking provision.

Relevant sub-objectives: CO3.4 Conformity: NPPF 39, London Plan Policy 6.13, Camden Policy DP18

Integrating parking provision

This is the third of five policies included in the Plan that seeks to build upon existing policy in Camden’s development plan (specifically DP19) and provide a uniform approach to the delivery of new development across the Plan area.

The introduction of new off-street parking spaces can have a number of other often harmful effects on the appearance or function of an area. The following policy seeks to ensure that the provision of all new off-street parking is well integrated with the character and accessibility needs of its locality. In particular new areas of parking must not have a negative impact on the appearance of an area, should not be prejudicial to the use of other forms of more sustainable transport (other than private car) or to the mobility of disabled or elderly people and must not have an adverse impact on the green character of Highgate.

Policy TR3: Integrating parking provision

The creation of additional car parking spaces must not have any negative impact on existing parking, highways or the environment. In addition, the

removal of surplus existing car parking spaces within new development sites will be encouraged. Development will be resisted that would:

• Harm highway safety or hinder pedestrian movement;

• Provide inadequate sightlines for vehicles leaving the site;

• Add to on-street parking demand where on-street parking spaces cannot meet existing demand, or otherwise harm existing on-street parking conditions;

• Require detrimental amendment to existing or proposed Controlled Parking Zones;

• Create a shortfall of parking provision in terms of relevant parking

standards for bicycles, people with disabilities, service vehicles,

coaches and taxis;

• Create a shortfall of public car parking, operational business parking or residents’ parking;

• Create, or add to, an area of car parking that has a harmful visual impact.

Any new off-street parking will additionally be required to:

• Preserve a building’s setting and the character of the surrounding area;

• Preserve any means of enclosure, trees or other features of a forecourt or garden that make a significant contribution to the visual appearance of the area; and

• Provide adequate soft landscaping, permeable surfaces, boundary treatment and other treatments to offset adverse visual impacts and increases in surface run-off.

Relevant sub-objectives: CO1.1, CO3.1, CO3.2, CO3.4, CO4.1, CO4.2, CO4.4, CO5.3 Conformity: NPPF 39, London Plan Policy 6.13, Camden Policy DP19

Promoting sustainable movement

This is the fourth of five policies included in the Plan that seeks to build upon existing policy in Camden’s development plan (specifically DP17) and provide a uniform approach to the delivery of new development across the Plan area.

Key to the delivery of sustainable development is the promotion of sustainable transport and the lessening of reliance on private car journeys. This objective is at the heart of Section 4 of the NPPF ‘Promoting sustainable transport’. The NPPF states that ‘transport policies have an important role to play in facilitating sustainable development but also in contributing to wider sustainability and health objectives’. The problems with noise and air pollution, especially on Highgate’s main roads, are chronic. Policy TR4, below, is the key policy in this Plan with regards to encouraging a modal shift from car to other forms of transport. This objective is incumbent on all developers and can be delivered through the inclusion of a number of features in new developments that accommodate walking and the use of bicycles and public transport.

Policy TR4: Promoting sustainable movement

Where relevant, new development should promote walking, cycling and public transport use. Development should make suitable provision for pedestrians, cyclists and public transport and, where appropriate, will also be required to

provide for interchanging between different modes of transport. Provision may include:

• Convenient, safe and well-signalled routes including footways and cycleways designed to appropriate widths;

• Other features associated with pedestrian and cycling access to the

development, where needed, for example seating for pedestrians,

signage, high quality cycle parking, workplace showers and lockers;

• Safe road crossings where needed;

• Bus stops, shelters, passenger seating and waiting areas, signage and timetable information.

Development will be resisted that would be dependent on travel by private motor vehicles.

Relevant sub-objectives: CO3.3, CO3.4, CO5.3 Conformity: NPPF 35, London Plan Policy 6.1, 6.2, 6.4, 6.9, 6.10, Camden Policy DP17

Movement of heavy goods

This is the last of the five policies included in the Plan that seeks to build upon existing policy in Camden’s development plan (specifically DP20) and provide a uniform approach to the delivery of new traffic-generating development across the Plan area.

Highgate has a varied network of roads ranging from significant transport corridors such as the Archway Road to tight grids of residential streets. While it is accepted that Highgate is a tapestry of buildings with diverse uses that has developed over the centuries, with workshops and offices often next door to homes, many residents can experience a negative impact on their own amenity as a result of traffic generating uses being located in residential areas. In particular, this is an issue if the use generates significant levels of heavy goods vehicle movement or intense activity over short periods of time – such as the school run. The following policy seeks to ensure that this level of impact isn’t exacerbated as a result of new development coming forward in inappropriate locations within Highgate. When new commercial uses are proposed, their effect on amenity, as well as their bearing on the road network, should be recognised taking into account both on-site and off-site impact, and both during and after the period of development.

Policy TR5: Movement of heavy goods

Development that would generate significant movement of goods or materials by road, both during construction and in operation, must:

• Be located close to the Transport for London Road Network or other Major Roads;

• Avoid any additional need for movement of vehicles over 7.5 tonnes in predominantly residential areas;

• Accommodate goods vehicles on site; and

• Seek opportunities to minimise disruption for the local community through effective management, including through the optimisation of collection and delivery timings and the use of low emission vehicles for

deliveries.

Relevant sub-objectives: CO3.1 Conformity: NPPF 34, London Plan Policy 6.14, Camden Policy DP20

Areas of on-street parking stress Areas of Highgate are characterised by a reasonably dense network of residential streets that often comprise properties that provide limited or no off-street parking provision for private cars. As many households in the Plan area already own cars - or multiple cars – there is often significant pressure on on-street parking. This is generally to the detriment of residents and visitors. While it is appreciated that a level of access

to a private car is often required, new development should plan for essential usage only and should seek to limit parking provision as far as is practical, so as not to be to the detriment of existing residents. Camden already has a policy in their Development Policies Plan (DP18) that seeks to manage parking in such areas. Policy TR6 seeks to build on DP18 and complement it.

Policy TR6: Areas of on-street parking stress

In all areas, but especially those experiencing on-street parking stress, any development or conversion resulting in a likely increase in car numbers must be able to demonstrate how it will have a neutral or, wherever possible, beneficial impact on local parking provision through the supply of off-street parking.

In some instances, even where sufficient off-street parking can be provided, it may still be necessary to ensure that proposals are ‘car-capped’, meaning on- site parking provision will be limited to designated spaces for occupiers of the development, disabled people and servicing needs with on-street parking permits not being made available to residents either now or in the future.

Relevant sub-objectives: CO3.1, CO3.2 Conformity: NPPF 39, London Plan Policy 6.13 Camden Policy CS9, DP18, DP19, Haringey Policy HSG11, M10

Dropped kerbs and cross-overs Another key issue that has often exacerbated parking stress in and around Highgate is the provision of dropped kerbs and ‘cross-overs’ to provide off-street parking for private households, often to the detriment of general on-street provision. A new cross over will generally remove one or more on-street parking spaces to give way to a new off-street space that may not always be required. Accordingly, requests for off-street parking will generally be resisted. Planning permission is only usually required for dropped kerbs and cross-overs in limited instances. These generally comprise:

• Where the property involved has a frontage onto a classified road;

• Where the property involved is a listed building; or

• Where the property involved does not enjoy the same permitted development rights as a private house (such as flats, maisonettes, subdivided units). In instances where planning permission for dropped kerbs is currently required Policy TR7 seeks to ensure that it is only granted in instances where the works would not impact adversely on local general parking provision. In areas where planning permission is not required, but there is a recognised parking issue such as areas of on-

street parking stress, it may be possible to remove permitted development rights in future through the use of Article 4 Directions to allow Policy TR7 to apply.

Policy TR7: Dropped kerbs and cross-overs

Planning applications for the provision of off-street parking accessible by dropped kerbs will only be supported where it can be demonstrated that:

• They are either not in areas of high parking stress or they are in areas of high parking stress but will alleviate the demand for on-street parking through the provision of off-street parking for more than one existing dwelling; and

• They would not negatively impact on the character of a conservation

area (such as through the proposed removal of character enhancers such as walls and trees); and • They would not have a negative impact on pedestrian and highways safety; and • An appropriate scheme of on-site drainage (preferably SUDS) can be provided to mitigate against off-site flooding caused by run-off from any newly created areas of parking.

Relevant sub-objectives: CO3.1, CO3.2 Conformity: NPPF 39, London Plan Policy 5.13, 6.13 Camden Policy CS9, DP19, DP22, Haringey Policy SP5

Related non-statutory ‘Traffic and Transport’ actions

There are a number of non-statutory actions set out in Section 6 of this Plan that also seek to ensure that the connectivity and ease of movement around, into and out of Highgate is enhanced. While these are further described within the Community Action Plan itself, they can be summarised as follows:

• CA22: Fight for safe and well-signaled cycle routes, bike parking and a learning zone. • CA23: Make the case for more and safer road crossings, wider pavements and more Rights of Way, where possible. • CA24: Review parking regulations to improve access for those wishing to shop or visit, and ensure that the streets that suffer from parking stress cease to be a haven for commuter parking. Work with the two boroughs to get common rules and practices in the boundary area. • CA25: Encourage schools to reduce the traffic problems associated with the school run.

• CA26: Seek to ensure that the councils maintain and improve roads to make them safer, giving due consideration to lower speed limits and better- engineered junctions. • CA27: Improve the provision of public transport, including east-west routes, better interchanges and improved journey information. • CA28: Encourage the use of “shared surfaces” when it would be safe. • CA29: Make it easier for the disabled and those with buggies/children to get around.

OS: Open space and public realm

Aspirations

Open space makes a vital contribution to our overall quality of life in cities. It provides a sense of freedom and relief from our built environment. It provides somewhere to relax, somewhere to play, somewhere to enjoy and learn about nature and to meet with friends or exercise. In the main, it is a vital shared resource. The existence of quality open space also improves the visual attractiveness of where we live and work and helps define the unique character of an area to the extent that people want to live and visit there. One of the aims of the Plan is to ensure the maintenance and improvement of Highgate’s open space in line with the desires expressed during consultation to ensure that it is used for the benefit of the whole of the community. The Plan recognises the richness of open space that Highgate is blessed with but also welcomes the changing attitudes towards our green areas as expressed through the Mayor’s ‘Great Outdoors’ programme.

Challenges

Key issues identified during the course of consultation and evidence gathering included the following:

• The impact of development on the character of Highgate’s beautiful and historic open spaces;

• The impact that the loss of trees and mature vegetation cumulatively has on the character of Highgate as a whole; and

• The value that Highgate’s open space adds to both the social and environmental well-being of the Plan area and the need to protect and promote this.

Together with primarily the policies set out in the Development and Heritage section, the Open Space policies of this Plan seek to protect and wherever possible enhance the green and open character of Highgate.

The Open Space policies are framed around the following Core Objective, although will also contribute towards other aspirations of this Plan:

Core Objective 4: Open Spaces and Public Realm

To enable the whole community – residents, community organisations, agencies and businesses – to obtain the maximum benefits from Highgate’s Open Spaces.

Open Space and Public Realm Policies

Fringes of Highgate’s open space

One of the characteristics of Highgate that makes it so famous and unique is its abundance of what sometimes feels to be almost rural tranches of open space. The course of consultation on the Plan identified Hampstead Heath, the Highgate and Queens Woods and Waterlow Park, in particular, as having significance to the character of the area, although other expanses of private open space – the golf course, the Bowl and Highgate School playing fields, for example - were also recognised for their importance.

Fig 9 Highgate’s major open spaces

One of the key concerns raised during the consultation process was the potential impact that development around the fringes of Highgate’s open space may have on its character and tranquillity. In particular, it was recognised that the demand for development land in London often results in new buildings growing increasingly tall. Currently Highgate’s open spaces are so special as they have little intrusion on the views into and out of them and few built features that damage their unspoilt appearance. This is largely because of the dominant nature of the many mature trees in the vicinity and the subservient scale of development around the periphery of the heaths and parks of the Plan area. This balance should be preserved to ensure that the special character of the open spaces of Highgate, and by extension of Highgate itself, is retained.

Policy OS1: Fringes of Highgate’s open space

Any new development on the fringes of Highgate’s areas of important open space, as defined on the proposals map, should ensure that it respects its setting and is not visually intrusive in nature.

New development should be in keeping with the scale and urban form of the surrounding buildings, as well as respecting the distinctive character of its setting and the adjacent open space.

New development on the fringes of Highgate’s open space will be supported

provided that:

• It retains the rhythm of the built line and provides glimpses and vistas in and out of the area of open space where this is characteristic of its setting.

• It should seek to ensure that it does not heighten the sense of

enclosure; and

It reflects the height of the built line and does not provide a built form • with a roof height that is higher than the existing adjacent buildings;

and

• It does not project beyond the built line past ground floor level; and • It seeks to adopt a design and materials that are either in keeping with the character of its setting or comprises an outstanding or innovative design that enhances its setting; and • It does not obscure protected views identified on the proposals map; and • It does not result in the removal of healthy mature trees; and • Wherever possible it provides a built form that is subservient to the existing natural features (specifically mature trees) and does not dominate its setting ensuring that it contributes towards the retention of the leafy character of the open space and the Plan area.

Relevant sub-objectives: SO4.1, SO5.1, SO5.2, SO5.3 Conformity: NPPF 58, 61, 63, London Plan Policy 7.4, 7.5, 7.6, 7.17, Camden Policy CS14, DP24, Haringey Policy SP11, SP13, OS5

Protection of trees and mature vegetation Highgate is similarly characterised by its wealth of large and mature trees. The importance of the retention and, wherever possible, addition to the Plan area’s tree cover was identified as being one of the key concerns of residents during the course of consultation. Indeed, the 2013 Place Check revealed that people of Highgate held a ‘great appreciation of trees in streets, green front gardens and access to and views of green spaces’. The following policy seeks to respond to the additional importance placed on the retention and protection of mature trees by a full suite of national and local strategies and policies, including those published by Haringey and Camden. Importantly, it seeks to look past the landmark trees that exist in and around Highgate’s public spaces and places additional importance on the retention and protection of important trees and groups of trees, both within private curtilages and on or around potential development sites.

Policy OS2: Protection of trees and mature vegetation

Development that damages or results in the loss of mature trees or vegetation that have townscape or amenity value will not normally be permitted unless exceptional circumstance can be demonstrated.

Additionally, all new-build developments and redevelopments will be expected to demonstrate how they seek to preserve or enhance the leafy character of Highgate, including where necessary the provision of new or replacement planting, preferably adopting the use of locally indigenous species.

Relevant sub-objectives: SO4.4, SO5.3 Conformity: NPPF 118, London Plan Policy 7.21, Camden Policy DP24, DP25, Haringey Policy SP13, OS17

Local open space Highgate, though well provided with large green spaces, has a relative deficiency of small local parks and open spaces. These smaller, informal recreation areas are of vital importance to residents, in particular those without private gardens, and children and elderly people, who are often unable to easily access the larger green spaces in the Plan area. They are the areas where children can have a kick-about or local workers can sit with a sandwich over lunch. Local open spaces include the open land between houses on residential estates as well as the village square and the communal public spaces found interspersed throughout Highgate.

Paragraph 73 of the NPPF states that access to high quality open spaces and opportunities for sport and recreation can make an important contribution to the health and wellbeing of communities. This includes both formal and informal recreation space

It is set against this advice that the following policy seeks to preserve the more vital areas of communal space that have been identified throughout Highgate.

Fig 10 Local open space

1. Open land on Holly Lodge Estate

Fig 11 The Holly Lodge Estate

The Holly Lodge Gardens are the remnants of the gardens of Baroness Burdett-Coutt’s home, Holly Lodge. At north end of the old carriage way to the house (now in part Robin Grove), to the east is a formal ornamental garden and to the west parkland with a magnificent cedar. These gardens are protected from development by covenants and are maintained by the Holly Lodge Estate Committee for the enjoyment of residents of the estate.

Between the mansion blocks on Oakeshott and Makepeace Avenues are the private communal gardens of the mansion blocks, with a memorial fountain to Ald. A Davis JP, pioneer of flats for ladies and founder of the Lady Worker Homes Ltd (original builder of the mansion blocks), and Traitor’s Hill (an alternate site to Parliament Hill). These gardens are maintained by Camden.

2. Open land on Hillcrest Housing Estate Hillcrest Housing Estate, a development of 116 flats in seven blocks, was built in 1947- 49 on the site of the Park House Estate (1815-1940). The blocks are arranged with generous open spaces between the buildings, retaining the park-like quality of the original grounds. The flats of Hillcrest have no private outdoor space and so these communal green spaces are extensively used for children’s play, dog walking, gardening and outdoors recreation. The Hillcrest green space takes in the area of grass directly in front of Alexander House, as well as the grass and tree area between Dowding and Montgomery Houses. The space includes a green, currently provided with goalposts and used as a football pitch and play space for local children, as well as several picnic areas surrounded by large, mature trees. The area to the side of Wavell House, once a playground, has been lost to car parking, making the remaining open space an even more treasured amenity. The Hillcrest open land is a vital community recreation space, which also lends the estate its park-like character, in keeping with its conservation area setting. For these reasons, we seek its protection.

Fig 12 Hillcrest green space

3. Southwood Lane Wood Southwood Lane Wood is a strip of mature woodland on an embankment running along Southwood Lane, Park Walk and The Park. It also encompasses areas of scrubland at the southern edge of the Hillcrest Housing Estate. The wood is designated as a local Site of Importance for Nature Conservation and supports a variety of birds and animals, including owls and bats. Southwood Lane Wood is a treasured area of tranquillity and beauty for local residents and maintains the leafy character of this part of the conservation area. It provides access to nature with wildflowers, berries and abundant bird and insect life. The Wood acts as a screen between the estate and the surrounding houses, whilst also insulating the Estate from the noise and sound of Archway Road.

Fig 13 Southwood Lane Wood

4. Park House Passage A small but significant local green space, this grassed bank, dotted with mature trees, has historical importance as the site of Highgate’s ancient livestock pound – still in use in 1890, as shown in the photograph below. Nowadays, the space is a welcome green break out area on busy North Hill – it is used as a place to run and climb by children on their way to and from the three nearby primary schools. The grassed area has been planted with flower bulbs and the low wall around it is much used as a place to sit and enjoy a drink or ice cream.

Fig 14 The livestock pound at Park House Passage (1890) courtesy of the Highgate Literary and Scientific Institution

5. Pond Square Pond Square is protected by virtue of the condition upon which the land was transferred to the Local Authority. It was conveyed by a Deed of Transfer dated 19th July 1884 (“Trust Deed”) to the Vestry of the Parish of St Pancras to be held in trust for the enjoyment of the public under Section 5 of the Metropolitan Open Spaces Act 1881 (“The Act”). The Act provides that open spaces obtained by the Local Authority were to be held: “in trust to allow and with a view to the enjoyment by the public of the open space in an open condition, free from buildings and under proper control and regulation and for no other purposes...” The trust under which Camden Council continues to hold Pond Square are those identified in the Trust Deed. Pond Square as an open space provides an area of calm and tranquillity for people to enjoy away from the traffic and bustle of the High Street. Its unique character – relaxed, peaceful, relatively undesigned and informal - sets the village tone for Highgate and should be preserved.

Fig 15 Pond Square adorned by Christmas lights

6. Peace Park on Archway Road This triangular “pocket park” on the junction of Archway Road and Muswell Hill Road, occupied until the 1950s by a late 19th century building, was acquired by Haringey and has since been a small but important amenity area, giving visual and physical relief to the Archway Road, one of London’s busiest and most congested traffic routes.

Originally planted with several cherry trees, it was substantially upgraded and landscaped by Haringey as a result of a local residents’ initiative, re-grassed, provided with a seat, and edged with a hedgerow of Hazel and Hawthorn, which now makes it an important amenity in this busy urban situation. It is therefore also an integral element of the local Ecological Corridor, linking Highgate Wood and the wooded railway line running alongside it, with the Highgate Overground Station Site of Metropolitan Importance for Nature Conservation and thence to the Parkland Walk. Though “local in character and not an extensive trace of land”, it therefore fulfils an amenity and ecological purpose, and its ecological value was further enhanced in 2013 by being planted with a range of native bulbs, including snowdrops, bluebells, daffodils and fritillaries. There are also two mature Lime trees.

Policy OS3: Local open space

The loss of local open spaces in Highgate will be resisted. The provision of additional space will be actively encouraged and the ability of new developments to add local open spaces will be treated as a benefit of significant weight. List of Local Open Spaces:

1. Open Land on Holly Lodge Estate

2. Open Land on Hillcrest Housing Estate 3. Southwood Lane Wood 4. Park House Passage 5. Pond Square

6. Peace Park on Archway Road

Relevant sub-objectives: SO1.1, SO4.1, SO5.2, SO5.3 Conformity: NPPF 70, 73, London Plan Policy 7.18, Camden Policy DP31

Note: The forum has indicated that they intend to extend protection to these spaces (where they meet the criteria) through submitting these spaces for designation as Local Green Spaces, in the near future.

Fringes of Highgate’s reservoirs One of the oddities witnessed throughout Highgate is the existence of several underground water reservoirs dotted across the Plan area. These facilities generally nestle amongst houses and adjacent to thoroughfares and rights of way. To those unaware of what lies beneath the surface they will merely comprise flat, empty and often overgrown areas of urban land. Whilst the land that lies above the surface of these reservoirs is generally not suitable for any form of development, it is an aspiration of both the Forum and local residents that their capacity to provide some form of community function is investigated. In particular, land above the following reservoirs would benefit from additional schemes of planting, landscaping or the creation of new public rights of way around the periphery to enable them to comprise a local amenity of notable value:

• Hornsey Lane reservoir;

• Aylmer Road reservoir; and

• West Hill reservoir

Fig 16 West Hill Reservoir

Policy OS4: Fringes of Highgate’s reservoirs

The appearance and ecological value of the land above the subterranean reservoirs in the Plan area should be at least preserved but wherever possible enhanced through schemes of planting and landscaping. The Highgate Neighbourhood Forum will work with key stakeholders, including the Boroughs of Haringey and Camden, as well as with Thames Water, to ensure that the reservoir land provides maximum visual and amenity value to the local community.

In addition, nearby development that helps improve the general environment of, and level of public access afforded to, the land around the reservoirs will be

encouraged.

Relevant sub-objectives: SO1.1, SO3.2, SO3.3, SO4.1, SO5.3 Conformity: NPPF 73, London Plan Policy 7.18, Camden Policy DP31

Related non-statutory ‘Open Space and Public Realm’ actions There are a number of non-statutory actions set out in Section 6 of this Plan that also seek to ensure that the open spaces and areas of public realm within Highgate are protected and where possible enhanced and, most importantly, used by all. They can be summarised as follows:

• CA30: Identify and plot the main trees in the Plan area with a view to preserving and enhancing them. • CA31: Improve access to, and use made of, the parks and woodland in the Plan area. • CA32: Work with community groups to enhance the small pockets of open space. • CA33: Attempt to provide community access to some privately held tracts of land, such as Highgate’s reservoirs.

DH: Development and heritage

Aspirations

There are three conservation areas in Highgate that cover most of the neighbourhood so there are few opportunities for large scale development. Where opportunities do exist, they are covered in the Key Area policies of this Plan. ‘Development’ in this context means anything from new buildings to the enhancement of existing sites, from scheme to detail. The aspirations for the policies in this section are at the very heart of the Plan – the main goal is to encourage development that seeks to preserve and wherever possible enhance the unique and historic character of Highgate. It is important that any new development contributes to the liveability and sense of community experienced by Highgate’s residents, businesses and visitors. It is important that any new development is socially, environmentally and economically sustainable and respects the setting of Highgate’s conservation areas, listed buildings and heritage assets.

Fig 17 The Camden, Haringey and Holly Lodge Conservation Areas

Challenges

Key issues identified during the course of consultation and evidence gathering included the following:

• The encouragement of development that offers a high quality environment that enhances the liveability of Highgate;

• The respect for both the appearance and the function of Highgate’s streetscape and public thoroughfares;

• The impact that over-development of sites can have on neighbours and local character, including the inappropriate conversion or creation of living space in the basements of existing homes; and

• The way that high quality development can encourage social inclusion and promote a more fulfilling and active lifestyle and how poor development can both harm any local sense of community and our shared local environment.

As referenced in the previous section, many of the Development and Heritage policies can be closely aligned with the direction of the Open Space policies of this Plan.

The Development and Heritage policies are framed around the following Core Objective, although will also contribute towards other aspirations of this Plan:

Core Objective 5: Development and heritage

To conserve and enhance the essential and unique character of Highgate.

Development and Heritage Policies

Demolition in Highgate’s Conservation Areas Highgate has a rich history of innovative design and the development of distinguished landmark buildings. It is renowned for its fine mix of Georgian, Victorian, Edwardian, Arts and Crafts and modern architecture and includes the internationally known Gothic marvel that is Highgate Cemetery. This richness of character and heritage is reflected in the fact that much of the Plan area is covered by designated conservation areas. There are three: Haringey Highgate Conservation Area; Camden Highgate Conservation Area; and Holly Lodge Estate. The extent of all three areas can be viewed in Fig 1. Despite this recognition, the neighbourhood has recently suffered from insensitive development that has undermined the coherence of the conservation areas, their buildings and their settings. This has principally come about through the extension and sometimes total demolition of some of the original buildings of Highgate. This has often been compounded following their replacement with unsuitable modern or pastiche designs.

The 2013 Place Check identified that the Plan should be the vehicle for reaffirming the protection afforded to not only Highgate’s listed buildings, but the many fine unlisted properties – and their settings - in its conservation areas. Policy DH1 seeks to respond to these concerns.

Policy DH1: Demolition in Highgate’s conservation areas

Proposals to demolish unlisted buildings that make a significant contribution

to the setting and character of one of Highgate’s conservation areas (either in a location that is within or visible from the conservation area) will only be supported if exceptional circumstances can be demonstrated that outweigh the

case for retention.

Such exceptional circumstances will include the ability for the proposal to deliver significantly against Policies SC1, SC2 and SC3 of this Plan where a need can be demonstrated to exist.

Relevant sub-objectives: SO5.1, SO 4.4, SO 5.1, SO5.3 Conformity: NPPF 126, 133, 134 London Plan Policy 7.8, 7.9 Camden Policy CS14, DP22, DP24, DP25, Haringey Policy SP12, CSV7

Refuse storage Highgate has a very specific problem with the storage of refuse and waste on site. This has been exacerbated through the sub-division of many larger terraced properties and the creation of flats. This has the effect of generating several new households, all of whom will produce their own flows of waste and garbage, and require much larger bins that previously. Often these bins or dumpsters are so large they can only be stored in public areas or on the street or in adjacent public areas, resulting in an unsightly and cluttered environment. In instances where one house has been converted into a number of flats the amount of rubbish generated will almost always necessitate multiple smaller bins or a single large palladin, even if collections take place on a weekly basis. The only way to solve the issue of cluttered pavements and the impact on the local environment and amenity is to ensure that all new developments and subdivisions can accommodate their waste storage requirements on site and suitably screened. Where additional waste containers are being stored away from the street, they often done so in inappropriate locations that obscure light wells or windows to basement flats and lessen the amenity of the residents of these properties. This is a matter that decision makers must also be mindful of when considering any new development proposals.

Policy DH2 seeks to ensure that waste storage for all new development, including subdivision, can be accommodated on site without being to the detriment of existing or future residents and damaging to the streetscape.

Policy DH2: Refuse storage

New development, including conversions or sub-divisions, will only be

permitted when adequate off-street refuse storage is provided. New refuse storage points should not obscure light-wells or basement windows and should not be of a size or location that would result in an unacceptable loss of

off-street amenity space.

Relevant sub-objectives: SO4.2, SO5.1 Conformity: NPPF17, 58, 64, Camden Policy CS14, CS18, DP26, Haringey Policy SC3, SP6, SP11, UD7

The environmental health of future residents The health, well-being and lifestyle of residents of the Plan area are all of vital importance. This is both true of their life away from and at home. Major traffic generating uses are usually assessed for their potential impact on existing residents by way of fumes and noise. This is one of the key requirements of both Haringey’s Air Quality Action Plan 2010-2018 and Camden’s Clean Air Action Plan 2013-2015.

However, the impact of existing transport corridors on future residents is less consistently considered when planning applications are submitted for new homes in Highgate. It has been identified that a number of residential applications have been approved in Highgate over the past 10 years next to major transport corridors, particularly adjacent to Archway Road, where there has been no requirement to assess the health effect of fumes, noise or vibration on future residents.

Paragraphs 123 and 124 of the NPPF identify that planning policies and decisions should both mitigate against noise impact on sensitive development, such as homes, and ensure that air quality action plans lead to consistent decision making around the health impact of fumes and emissions. Policy DH3 seeks finalise the suite of policies required by Highgate to ensure that both current and future residents enjoy a healthy and relaxing home-life.

Fig 18 Air quality in the Plan area

Fig 19 Noise levels in the Plan area

Policy DH3: The environmental health of future residents

To ensure that development offers a suitable level of amenity to future

residents, air quality and noise reports will be required in support of any proposal for new residential units (including conversions and sub-divisions) adjacent to the following transport corridors:

• Archway Road / A1; • Aylmer Parade / Aylmer Road; • North Road / North Hill; • Hampstead Lane;

• Highgate West Hill; and • Highgate Hill.

In the event that an adverse impact on amenity is identified proposals will only be supported if appropriate mitigation can be provided.

Relevant sub-objectives: SO5.1, SO5.3 Conformity: NPPF 122, 123, 124, London Plan Policy 7.14, 7.15, Camden Policy CS14, CS16, DP28, DP32, Haringey Policy ENV6, ENV7

Boundary enclosure and gated communities At the heart of this Plan is the desire to ensure Highgate comprises welcoming and attractive environment and supports inclusive and cohesive communities. The 2013 Place Check uncovered a great appreciation of green front gardens and access to and views of green spaces that are an essential part of the character of Highgate. This was seen to be under threat from areas becoming increasingly exclusive and disconnected with individual homes that do not contribute to the public realm through the introduction of high gates and walled boundaries – emphasising the disconnection of individual homes that do not contribute to the public realm.

Many applications are received for replacement of existing boundary treatments with high walls, fences and gates. Currently in the Plan area there are several streets which are fully gated, ranging from entire streets to smaller cul-de-sacs and homes accessible via a shared but gated access. Although often submitted for reasons of security for the occupants, they destroy the open character of the area and result in poor levels of surveillance at street level, often encouraging rather than reducing casual and petty crime. This effect is reiterated in Haringey’s ‘Safety by Design’ guidance that states that high walls and gated communities should not be viewed as an appropriate solution to anti-social behavior and crime.

Policy DH4: Boundary enclosure and gated communities

New boundary walls requiring planning permission and gated developments will not be permitted if they:

• Have a detrimental impact on the open character of the street-scene; or

• Reduce the local sense of community cohesion and result in a reduction of natural surveillance or give rise to heightened perceptions of crime or exclusion; or • Result in the unnecessary removal of mature hedges or natural features that have a positive impact on the character of the local area; or

• Affect the permeability and connectivity into and through the scheme.

Relevant sub-objectives: SO1.2, SO3.3, SO4.2, SO5.1, SO5.2, SO5.3 Conformity: NPPF 58, 61, 64 London Plan Policy 7.1, 7.3, 7.4, 7.13, Camden Policy CS17, CS14, DP24, DP29, Haringey Policy SP11

Basements There is considerable concern in Highgate regarding the effect of proliferation of basement developments. Full consideration should be given to the potential impacts of basement developments at application stage. Any assessment has to be full and informed and should cover:

• The effect of subterranean development on the structural stability of adjacent properties and associated damage caused. Around 45% of all insurance claims nationwide that involve impact from adjacent basement works relate to failure at design stage;

• Irreparable damage to the local water regime both in terms of ground water diversion and surface water flooding. Specific concerns were raised around the effect on a decrease in rainfall catchment for Highgate and Hampstead ponds;

• The individual and cumulative impact of developments on the character and biodiversity of gardens and adjacent open spaces, particularly in designated conservation areas and those areas designated Private Open Space adjacent to Metropolitan Open Land (on the Fringes of Hampstead Heath); and

• The general loss of amenity to both existing and future residents caused by over development on site.

Camden have a comprehensive policy covering basement development in their adopted Core Strategy (DP27). At the time of the production of this Plan, however, Haringey did not have a similarly complete adopted policy. Policy DH5 of this Plan

seeks to build on Camden’s current policy and ensure that applications for basement development across the Plan area are considered in a consistent and robust manner.

Policy DH5: Basements

Applications for basement development will be supported where they provide

adequate supporting information and meet the requirements set out within this policy. All proposals of this type will require the following to be considered undertaken and / or provided:

1. Enhanced Basement Impact Assessment (BIA) requirements:

i) All applications should be informed by a pre-application BIA questionnaire

from neighbours to inform scope of Site Investigation on development site; and

ii) Applicants will be required to sample soil along boundaries with neighbours and to monitor ground water for a minimum of 3 months prior to submission in conjunction with meteorological data to establish a realistic model of existing ground water regime;

2. Protection for Neighbours:

i) Notwithstanding existing provisions under the Party Wall Act, that may or may not apply, a Schedule of Condition survey will be required of neighbours’ properties up to a distance of twice the depth of the basement from the point of excavation. Costs will be covered by the Applicant.

ii) A suitably qualified engineer will be appointed by the applicant to oversee

the development of basement proposals on behalf of the affected neighbour(s)

from their perspective, beginning with the planning stage right the way through to the construction phase and thereafter up to 5 years after building works have been completed. Costs will be covered by the Applicant.

iii) The Applicant must obtain an insurance policy to cover any potential damage arising to neighbouring properties. Alternatively the Applicant can opt to place funds in an Escrow Account to cover any such damage;

iv) The applicant must pay a Construction Management Plan (CMP) levy of £2/m3 of excavation volume to be used specifically to repair local roads adjacent to the development site;

v) All basements subject of this policy will be designed to a Burland Category

of Level 1 as a basic standard and Level 0 where critical above ground

structures, such as a swimming pool could be affected; and

vi) All BIA issues must be resolved to the satisfaction of the local planning

authority prior to determination; and

vii) In the interest of openness and transparency Section 106 Agreements may not be used in connection with any basement conditions. Currently all conditions included in S106 Agreements are discharged without involvement/feedback from affected neighbours.

3. Consideration of Construction Impacts on Neighbours:

i) Any basement development should comprise of no more than one storey deep;

ii) The footprint of any basement should not exceed 35% of the plot area, with this level reduced to 20% where it will be below Private Open Space;

iii) A CMP will be required at planning stage to ensure construction noise, vibration and dust are kept to a minimum and HGV/LGV movements do not significantly increase traffic congestion placing unreasonable stress on local residents given works can take up to 2 years to complete; and

iv) A Construction Management Strategy (CMS) will be required at planning

stage to ensure methods of construction are tenable.

4. Limiting Environmental/ Ecological Impacts: i) The TER score must take into consideration power used for ventilation, A/C,

space heating, pumps; and

ii) Any basement development must allow for a minimum of one metre of permeable soil above any part of the basement beneath a garden to support biodiversity and larger trees/planting

Relevant sub-objectives: SO4.4, SO5.1, SO5.3 Conformity: NPPF 53, 109, 120 London Plan Policy 3.5, 5.12, 5.13, 5.14, 7.1, 7.21 Camden Policy DP27

Policy DH6: Embodied Energy

As part of the Forum’s drive to ensure that Highgate is one of the most sustainable and energy efficient areas of Greater London, extensive research has been undertaken to identify the ways that building techniques and build standards can support the reduction of the Plan area’s carbon footprint. The following policy, Policy DH6, relates to the carbon footprint of all new developments associated with the selection and reuse of materials.

The Highgate Neighbourhood Forum has liaised with the Building Research Establishment and a local architect specialising in sustainability and design to help inform the development of this policy. Investigation has confirmed that, currently, the initial demolition stage of most demolition/rebuild proposals is not considered when

providing information to decision makers around the sustainability and energy efficiency of the development.

Frequently the term ‘embodied energy’ is used for the energy used at the production stage of products or building materials, and ‘energy’ is used as shorthand for CO2 emissions. However, the level of CO2 emissions created in the production of any product or material varies considerably, depending on the type of fuel used to produce the energy. For instance, CO2 emitted when renewable energy is used will be considerably lower than where coal provides the power.

British Standard BS EN 15804 has been launched which provides a structure to ensure that all Environmental Product Declarations (EPD) of construction products, construction services and construction processes are derived, verified and presented in a harmonised way. This process will help provide a clear framework that will help ensure that the actual carbon footprint of all new developments to be monitored and reduced wherever possible. It is therefore now practicable to require developers to assess scenarios comparing the effect on CO2 emissions of various development options.

The latest Building Regulations Part L anticipates all new builds to be ‘zero carbon’ by 2019. The government is consulting for the next (2016) version on an ‘Allowable Solution’ i.e. a tariff for where developers cannot meet zero carbon, and intend to allow less freedom for local authorities to require more stringent levels of energy efficiency than the national standards at that time. This approach is supported fully by the current policies of the London Plan. This policy seeks to build on the current London-wide drive for the reduction in CO2 emissions as a result of development and seeks to pre-empt the strengthening of this requirement in all developments nationwide.

Policy DH6: Embodied energy

Applicants will be required, at planning stage, to submit embodied energy calculations for the mandatory stages set out in tables in EN BS 15804 but also, in Highgate, the demolition stage before construction of a new building (or part of it if substantially demolished) which is to be a mandatory part of the calculation. This should be compared with retaining the existing building. Both sets of calculations must assume the same Code Level under the Code for Sustainable Homes or Target Emissions Rate under Part L of the Building Regulations. Generally the option with the least embodied energy will be preferred unless other planning considerations outweigh this policy.

Where a development is proposed, and there is a building already on the site, calculations should be submitted showing CO2 emissions for one scenario for the new development, including the demolition stage, and a second scenario for refurbishment of the building. The presumption is against demolition, so it is for the applicant to establish that in carbon terms it is beneficial to demolish and build new, or that other benefits clearly outweigh the loss an existing building.

Applicants should refer to BS EN 15804 and the accompanying Life Cycle table that show the stages to be Mandatory in Highgate in yellow. The software and data sources used are to be ones considered as fit for purpose for calculations to satisfy London Plan 5.2 C. See ‘Evidence’ for currently suitable software.

This policy applies where the proposal for new build is to be over 300sqm (including aggregated areas of, say, flats). It will be in terms of Global Warming

Potential (as specified in BS 15804) i.e. in ‘kg CO2 equivalent.’

Each assessment is to be based on a similar target level of thermal efficiency under Part L of the Building Regulations, and the ‘in-life’ stage period is to be the same for both scenarios. (generally 60 years)

Applicants will be expected to show in every case that products with the least embodied energy have been considered and they will be required to certify on completion that those products have been used.

Relevant sub-objectives: SO5.3 Conformity: NPPF 95, 96, 97 London Plan Policy 5.1, 5.2, 5.3 Camden Policy DP22

Backland development Directly and indirectly, back gardens play an important role in the much cherished London townscape and contribute to a community’s sense of place and quality of life. There is intense pressure for development on backland and back gardens, in particular for housing. Land values in Highgate are high, with the result that development proposals are generally for luxury houses, with a number of recent planning applications resulting in back gardens being threatened by inappropriate development. The Bishop’s Area of Highgate has been identified as a particular problem. This was previously covered by the Fringes of the Heath Policy, which protected the open and special character of this part of the Neighbourhood but this was abandoned some years ago. The result is an erosion of green and open spaces. These spaces are recognised as making a positive contribution to the character and appearance of conservation areas and, as such, it is vital that they are retained. The London Plan assumes a theoretical 90% reduction in the historic level of garden development, so there is no strategic policy requiring this for housing and thus to prevent back gardens from being protected against development. This also recognised through the NPPF which requires Councils to put in place policies to protect back gardens and open green backland. Camden has failed to do so and Haringey has covered this by an SPG which gives it little weight.

Policy DH7: Backland development

Development in back gardens will not normally be permitted. Other backland development will be subject to the following conditions:

• There will be no loss of tree cover and mature trees will be retained, particularly in the case of vintage trees. • The backland must be previously developed brownfield land and not open or green land. • Development on garden ground or land valued as an amenity will not be permitted. • The privacy and outlook from existing houses and gardens will not be compromised. • Access arrangements will not cause nuisance to adjoining properties. • New access will not result in the demolition of an existing building which forms an integral part of the streetscape. • The development will not result in light pollution which will negatively impact on the neighbours or the ecology of the site.

Relevant sub-objectives: CO4.4, CO5.1, CO5.3 Conformity: NPPF 53, 123, London Plan Policy 3.34, Camden Policy DP26

Related non-statutory ‘Development and Heritage’ actions There are a number of non-statutory actions set out in Section 6 of this Plan that also seek to ensure that the built environment of Highgate continues to respect the best and eschew the worst aspects of the neighbourhood. They can be summarised as follows:

• CA34: Work to clear the streets of wheelie bins and other refuse dumpsters. • CA35: Encourage local initiatives to spread the message about environmental changes that can “green” our lives. • CA36: Discourage external shop shutters.

Section 5: Key Area policies

KA: Highgate’s ‘Key Areas’

Aspirations

This Plan has primarily been developed to identify the broad issues in Highgate and provide a set of general policies that will ensure the area as a whole develops and grows in a manner befitting of the character of the area. The opportunity also exists for the community to have direct influence on how some of the key sites may come forward in future.

Challenges

The challenge has been to work with land owners and planning officers to ensure that this Plan can bring forward allocations that are both deliverable and result in a demonstrable benefit to the local community, while also preserving the unique character of Highgate, its Conservation Area status and its green areas.

There are several notable sites in Highgate (defined in this section as the ‘Key Areas’) that could well see development proposals come forward during the lifetime of the Plan. All of these sites fall within the London Borough of Haringey and are currently being considered by officers for inclusion in their own Local Plan. Four of the Key Areas (KA1 – KA4) were identified by the Forum and submitted to Haringey in May 2013 as part of the ‘call for sites’ process supporting the production of their own Site Allocations document. The fifth (KA5) comprises land that the owners have indicated to the community that they may wish to develop and has now been the subject of detailed discussions involving Haringey officers and the Forum. To this extent, all five areas have benefitted from analysis and exploration surrounding availability, deliverability and viability. The principal of including the five ‘Key Area policies’ in this part of the Plan follow subsequent discussions between the Forum and officers during which it was agreed that it would be appropriate to include policies that seek to set out the parameters around which any future Local Plan policy should be designed. Additionally, they have the ability to serve as interim policy in the event that any development proposals come forward in advance of Haringey’s Plan. This directly responds to the guidance included in the January / February 2014 draft of the emerging Site Allocations document that seeks to ensure that any future allocations ‘take into account the Highgate Neighbourhood Plan, when adopted’. The Key Areas are as follows:

• KA1: Underground Rail Sidings/460-500 Archway Road

• KA2: Former Highgate Rail Station • KA3: Highgate Bowl • KA4: 40 Muswell Hill Road/Summersby Road • KA5: Goldsmith’s Court A map of Highgate, identifying the Key Areas, is set out as part of Figure 20.

Fig 20 Highgate’s Key Areas

The following five Key Area policies begin by providing an understanding of the types and level of development that can be delivered and accommodated on site. They then set out a detailed analysis of each site and its most prominent constraints and provide a policy that reflects the format and type and of development that would be supported by the community and would help deliver the objectives of this Plan.

Key Area 1: Underground rail sidings/460-500 Archway Road

Key Area 1: Location

Size (Ha) 5.38

Timeframe Medium to long term - Anticipated delivery 2020-2030

Source Haringey Call for Sites 2013

Existing Haringey Highgate Conservation Area policy Ecological Corridor designations

Potential Development Capacity

Subject to the relocation or reduction in size of the underground railway uses and the decking over of the sidings (as well as ideally the creation of an enhanced scheme of vehicular access), this site has the potential to comprise a significant parcel of land between Highgate Wood and the builders’ and DIY yards suitable for a major residential and commercial led mixed-use development. There appears little scope for the creation of any enhanced access from Woodside Avenue, but subject to the owners’ agreement either part or all of 460-500 Archway Road could be included in the

wider redevelopment of the site. In this case, it would be preferable that some of the commercial activity on the depot site is retained.

The site in its entirety has the potential to yield a mix of residential, commercial and community use within the constraints of its proximity to the important amenity and ecological site of Highgate Wood.

Site Analysis Key Area 1 comprises two distinct parcels of land which have redevelopment potential. They are:

460 - 500 Archway Road

This parcel currently comprises a builders’ and DIY yard. The site contains four shed like units, along with ancillary outdoor storage space, and provides the Key Area with a long frontage onto Archway Road. The north east of the site borders rail tracks of the Highgate Rail Depot, while the A1 Archway Road runs along the south of the site. To

its north-west are two storey terraced houses with a wooded railway cutting lying to the south-east.

The Highgate Rail Depot

Currently in operational use as a rail depot for Northern Line trains, this extensive area of the site is situated in a cutting with only a single point of access from Woodside Avenue. It contains the Northern Line control centre and an extensive area of sidings for the underground trains. Immediately to the south the tracks from the sidings enter the tunnels heading south towards Morden.

As and when it comes to delivering any development on the land which is the subject of this policy, various constraints, challenges and sensitivities will have to be taken into account. These include:

• The sensitivity of surrounding uses, including Highgate Wood and any nearby residential uses;

• The visual sensitivity of the site, being located on an area of land with varying relief at a prominent point along Archway Road and adjacent to Highgate Wood;

• The location of the site in the Highgate Conservation Area;

• The potential impact of the existing busy transport corridor of Archway Road on future residents on the site; and

• The valuable opportunities that the site can present to the community by way of enhanced permeability and connectivity between Archway Road and Highgate Wood.

Policy KA1: Underground rail sidings/460-500 Archway Road

Any allocation or redevelopment of land to the north of Archway Road, comprising a combination of the properties at 460-500 Archway Road and the Highgate Rail Depot with residential-led mixed use development comprising additional commercial and community uses will be supported, provided any proposal is in line with the following principles:

• The residential element of the development contributes towards all types of

local housing need, in line with policies elsewhere in this Plan;

• The arrangement of the site ensures that the residential element is located and screened in such a way that it protects future residents from excessive levels of noise pollution from both surrounding uses and future uses on site;

• Building heights respect the scale, appearance and character of the conservation area and the adjacent Highgate Wood, while seeking to utilise the relief of the land to maximise the capacity of the site, without resulting in a scheme of development that is overbearing or impacts negatively (by being visible) on the adjoining woods;

• Subject to the inclusion of 460-500 Archway Road in any development proposal, an additional vehicular access is provided onto Archway Road that allows for greater levels of pedestrian access to the Wellington Roundabout

wherever possible; • The site includes enhanced levels of permeability for pedestrians and cyclists and as a minimum provides enhanced public access from Archway Road to Highgate Wood; and

• Any development maintains the integrity of the Ecological Corridor that runs to and through the site and does not adversely impact on the ecological value of Highgate Wood.

Relevant sub-objectives: SO1.3, SO2.1, SO2.3, SO3.1, SO3.2, SO3.3, SO4.4, SO5.3 Conformity: NPPF 58, 61, 69, 75, 117, 123; London Plan Policy 3.5, 3.9, 6.9, 6.10, 7.4, 7.14, 7.15, 7.19; Haringey Policy SP2, SP7, SP11, SP13

Key Area 2: Former Highgate Rail Station

Key Area 2: Location

Size (Ha) 1.50

Timeframe Medium term - Anticipated delivery 2020-2025

Source Haringey Call for Sites 2013

Existing Haringey Highgate Conservation Area policy Metropolitan Open Land designations Ecological Corridor Metropolitan Site of Important Nature Conservation

Potential Development Capacity The aim for this site is to enable this derelict and overgrown area of Highgate to be brought back to life for the benefit of the community. Specifically, the aims are to reuse the vacant original station buildings to provide a business / knowledge centre, as well to provide links to the existing green areas on site comprising the woods and parkland walk, while enhancing the ecological value of the land. It is also expected that any new development will help improve access to the underground station.

Site Analysis

The former Highgate Railway Station is set in a deep cutting to the east of Archway Road. The site sits immediately above the current functioning underground station. The site is owned by Transport for London (TfL) and is administered by its commercial management section, although National Car Parks (NCP) has a lease on both the parking on site and the access road from Shepherds Hill. The site is bounded by the A1 Archway Road to the west, which is designated a Local Shopping Street, and the residential streets of Shepherds Hill, Muswell Hill Road/Wood Lane and Priory Gardens. Adjacent to the site on Shepherds Hill is the Highgate Library, housed in a villa built in 1901. There are two steep pedestrian access ramps from Wood Lane and Shepherd Hill down to Priory Gardens on the fringes of the site and two disused railway tunnels to the north and two to the south that provide a habitat for roosting bats. The northern tunnel on site provides a linkage to Key Area 1 of this Plan, Underground Rail Sidings. The southern tunnels connect to the Parkland Walk with Queen’s Wood and Highgate Woods lying slightly further to the north, all of which have recreational and nature conservation value. Most of the site is currently sealed off from public access and is largely left to grow wild.

There are a numbers of structures on the site that should be retained wherever possible:

• The Charles Holden designed, locally-listed underground station, brick island platform and cantilevered canopy of the disused overground station;

• The station master’s house, a single storey Victorian property now vacant; and

• Four abandoned railway tunnels, two to the north and two to the south. The site is surrounded by planting, much of it self-seeded woodland, which provides a natural screen, ameliorating to some extent the effects of the noise and pollution arising from traffic on the Archway Road. The site is of key importance to adjoining areas as it comprises the closest Underground station to Muswell Hill, parts of Crouch End and large parts of the Plan area. In turn, the Underground provides direct links to other parts of the Plan area including Hampstead Heath, Highgate Cemetery and Kenwood. Additionally, above ground the site could deliver huge public benefit if some public access was afforded, as the Parkland Walk provides a link to and from Finsbury Park for cyclists and walkers and forms part of the Capital Ring green chain linking Highgate to other areas of North London.

Policy KA2: Former Highgate Railway Station

Any allocation of land or proposal seeking the reuse and enhancement of the former Highgate Rail Station will be supported, provided it is in line with the following principles:

• The development includes the sensitive reuse of the existing station buildings; • Any further buildings proposed on site must be modest in scale, respecting the wooded setting of the site and the conservation area, and should be of exemplary design, acknowledging the Charles Holden designed station buildings;

• All pedestrian and cycle links through and adjacent to the site, including those providing access to the Highgate Underground Station, are, as an absolute minimum, retained and wherever possible enhanced;

• Proposed uses must protect the MOL and SINC designations and wherever possible enhance the quality of the local landscape and habitats. This includes the retention of all mature trees of note on site;

• Where ecological conditions allow, the development could make best use of the existing tunnels on site, as a means of safe pedestrian access, including to Site KA1, while remaining sensitive to the habitats of the local bat population; and

• Any development must take account of and mitigate against any flood risk posed by local drainage issues.

Relevant sub-objectives: SO1.1, SO1.2, SO2.2, SO2.3, SO3.2, SO3.3, SO3.4, SO4.1, SO4.3, SO4.4, SO5.1, SO5.2, SO5.3

Conformity: NPPF 51, 56, 58, 61, 69, 70, 94, 99, 111, 117, 131; London Plan Policy 3.6, 3.16, 3.18, 4.5, 5.12, 6.9, 6.10, 7.1, 7.2, 7.4, 7.8, 7.19, 7.21; Haringey Policy SP5, SP11, SP12, SP15, SP16

Key Area 3: Highgate Bowl

Key Area 3: Location

Address Land at Highgate Bowl

Size (Ha) 3.35

Timeframe Delivery timeframe dependent on site assembly

Source Haringey Call for Sites 2013

Existing Haringey Highgate Conservation Area policy Local Site of Important Nature Conservation designations

Potential Development Capacity Some of the land behind Southwood Lane and Highgate High Street, including several Highgate School buildings, private gardens, Townsend Yard and Broadbent Close, form part of the overall Bowl site (see map above). The yards, in particular, could be considered as having potential for development. However, any development should be

low rise in order to protect the outlook from the High Street and Southwood Lane. Development should also respect existing employment use.

The main body of the site should be publically accessible open space, delivering enhanced amenity and enhanced environmental protection for the woods. The Harington use should be maintained in its current form.

Site Analysis The site is located broadly north east of Highgate High Street, which is the centrepiece of one of the most important conservation areas in Haringey. The High Street contains a wealth of historic 18th and 19th century buildings, laid out as a dense street frontage of two-four storeys with yards leading backwards into the Bowl. It is the general scale and form of the High Street that should provide a template for any future development in or around the Bowl, as well as the current usage as either open space or agricultural/horticultural use in the core of the Bowl. The Highgate Bowl presents a prominent and distinctive local landscape feature as the land drops steeply to the north and east. Formerly too steep to build on, it was used for agricultural and horticultural uses until well into the twentieth century – some of which remain. As the traditional uses have declined, a large section of the Bowl has lain vacant and now comprises dense woodland.

Fig 21 The Highgate Bowl The Bowl comprises a number of different uses in various ownership, including: the Highgate Garden Centre (recently closed); the Harington Scheme (providing education and training for young adults with learning difficulties); Woodlands (derelict nursery site); Townsend and Dukes’ Head Yards; Broadbent Close; and the Highgate School’s former parade ground. The yards are home to a number of small scale mixed commercial uses including offices, garages, warehouses and light industry along with a small number of residential properties. Low rise early 20th Century semi-detached residential properties in Cholmeley Crescent and mid 20th century terraced houses in Kingsley Place back on to the site to the northeast, while the gardens of the historic properties on Southwood Lane run down to the

Bowl from the north. Dyne House, a late 20th century high rise building, and its buildings to the rear are all owned by Highgate School and also run to the boundary of the Bowl to the north. Access to the central areas of the site is very limited. Townsend Yard and Broadbent Close access the Bowl directly from the High Street. Along with Duke’s Head Yard it is likely that an upgrade of one of these thoroughfares would provide further limited access to the Bowl. Additionally, the Parade Ground is accessed from Kingsley Place and the Harington Scheme from Cholmeley Park. Notably, the Bowl comprises an area of land with potentially significant community value. The strong wish locally is to ensure that any redevelopment develops the community use of the central area of the Bowl, with particular importance placed on the retention of the Harington Scheme and improved public access to the Garden Centre site. Further horticultural or aboricultural development will be encouraged in the centre of the Bowl.

Any enhancement of the community use of the Bowl should also make best use of the site’s natural topography. Ideally, the site should be joined to neighbouring roads by a network of public footpaths, allowing increased permeability across this part of Highgate and public access throughout.

Fig 22 The former Highgate Garden Centre site in Autumn 2014

Policy KA3: Highgate Bowl

Any allocation or development of the fringes of the Highgate Bowl, to the rear of

Highgate High Street, with a moderate scale residential development, retaining where possible existing employment use, will be supported provided any proposal is in line with the following principles:

• The development contributes towards all types of local housing need, in line

with policies elsewhere in this Plan;

• Any proposal seeking to deliver new development on the Bowl and its fringes must be led by a pre-agreed set of design codes for the whole area or an overarching master plan that continues to ensure that the open

character of the Bowl is maintained and that access to and from the core of the site is improved for the public; • Any development must be of a scale and height that ensures it is visually subservient to the streetscene of Highgate High Street and the wider

conservation area and does not create a dominant feature adjacent to the southern slopes of the Bowl; • The layout of any development must additionally respect the local built form and vistas leading into and out of the Bowl;

• Any development must create enhanced opportunities for the public to

access the centre of the Bowl both by foot and by bicycle and wherever possible should provide east-west corridors through the site to provide additional linkages between the various other plots of publically accessible land along the southern fringe of the Bowl;

• Proposed uses must protect the local SINC designation and wherever possible enhance the quality of the local landscape and habitats; and • Any development must take account of and mitigate against any flood risk posed by local drainage issues.

Relevant sub-objectives: SO1.1, SO1.2, SO2.2, SO2.3, SO3.2, SO3.3, SO3.4, SO4.1, SO4.3, SO4.4, SO5.1, SO5.2, SO5.3 Conformity: NPPF 56, 58, 61, 74, 75, 94, 99, 117; London Plan Policy 2.18, 3.5, 3.8, 5.3, 5.12, 7.2, 7.4, 7.19, 7.21; Haringey Policy SP2, SP5, SP12, SP13

Key Area 4: 40 Muswell Hill Road/Summersby Road

Key Area 4: Location

Address 40 Muswell Hill Road and 1-44 Summersby Road

Size (Ha) 0.50

Timeframe Short to medium term – immediate to 2025

Source Haringey Call for Sites 2013

Existing Haringey Highgate Conservation Area policy Metropolitan Site of Important Nature Conservation designations

Potential Development Capacity

An opportunity exists to create a mixed use development incorporating residential and commercial uses at 40 Muswell Hill/Summersby Road, while increasing accessibility between Highgate Station and the Queenʼs Wood through the site.

Site Analysis

The site is located between South Close to the south, the B550 Muswell Hill Road to the west and Queenʼs Wood to the north and east. The site does not suffer from traffic noise as it is set back from the main road and is surrounded by woods on two of the remaining sides and by housing on the third. Highgate Underground Station is around a five minute walk (300m) to the south.

Highgate Wood lies across Muswell Hill Road to the west. Both Queenʼs and Highgate Woods are designated Metropolitan Open Land, Sites of Metropolitan Importance for Nature Conservation, Historic Parks, Local Nature Reserves and provide a recreation and natural resource.

The main body of the site is currently in employment use as a buildersʼ merchants (40 Muswell Hill Road) as well as other smaller B1 employment uses (Woodside Works, Summersby Road). The southern portion of the site between Summersby Road and South Close consists of four blocks of three and four storey flats owned and managed by Haringey Homes, which are in need of refurbishment investment. The site is sloping

to the extent that the adjacent Haringey Homes residencies on land to the south of the site have visual prominence over the land which is the subject of this policy.

The scale and arrangement of the site would allow for a comprehensive mixed use redevelopment of the northern portion of the land. It would likely deliver a moderate level of additional housing and a quantum of new commercial development, including the provision of new premises to accommodate the existing uses on site. Any proposal will have to react sensitively to the topography of the site to ensure that the setting of the conservation area remains unharmed.

Policy KA4: Summersby Road

Any allocation of or development on the land identified at 40 Muswell Hill and 1-44 Summersby Road with a moderate scale residential-led mixed use development will be supported provided any proposal is in line with the following principles:

• The development contributes towards all types of local housing need, in line with policies elsewhere in this Plan;

• There should be no net loss of employment on site. This should be ensured

through either the retention of an identical supply of employment floor space

or a mix of uses with a higher employment density;

• Any new development proposed on site should not have an adverse impact on the amenity of the neighbouring residential uses either as a result of operations on the land or the scale of new development. New development should comprise a mix of ‘good neighbour’ uses and should make use of the relief of the land and appropriate heights to ensure that the built form is not overbearing in nature;

• Generally, the form, massing, design and appearance of any development on site should respect the setting of the conservation area and the adjacent woods; and

• Any development scheme should make the most of opportunities presented by the presence of local green infrastructure through the provision of views

into the adjacent woods from within the site as well as heightened connectivity between the woods and Highgate Station;

Relevant sub-objectives: SO1.1, SO1.3, SO2.2, SO2.3, SO3.2, SO3.3, SO3.4, SO4.1, SO4.4, SO5.1, SO5.3 Conformity: NPPF 56, 58, 61, 75, 99, 131; London Plan Policy 3.5, 3.8, 3.9, 4.1, 7.1, 7.4, 7.21; Haringey Policy SP2, SP8, SP11, SP12, SP13

Key Area 5: Goldsmith’s Court

Key Area 5: Location

Plan produced by Strategy and Business Intelligence © Crown Copyright all rights reserved 100019199(2013) Address 1-16 Goldsmith’s Court, Shepherds Hill, and 408-410 Archway Road (Gonnermann’s Antiques) including adjacent land and open space

Size (Ha) 0.2507

Timeframe Short to medium term – prior to 2020

Source Promotion via site owners

Existing Haringey Highgate Conservation Area policy designations

Potential Development Capacity

The owners of Goldsmith Court, a three storey residential block comprising one bedroom flats for the elderly, and of Gonnermann’s Antiques, an antique shop adjacent to the flats, have suggested that they may wish to redevelop their sites to further the offers of their respective businesses. Any future allocation or development will likely comprise two additional smaller parcels of adjacent open space that have the potential to be absorbed into the larger site. One is a patch of land in front of the antique shop

which has no registered owner, and the other is a pocket park on Archway Road believed to be owned by the Borough of Haringey. The land in its entirety is to be made available for redevelopment comprising a residential-led scheme of up to 22 small flats (one or two bedrooms) that will primarily be made available as managed units for older people, plus a small number of private for sale residential properties to improve the viability of the scheme.

Site analysis

The site is situated adjacent to Archway Road on the corner with Shepherds Hill. Part of the site sits over the Underground and Overground railway tunnels owned by TfL. Development is not permitted over the Overground tunnels and restricted over the Underground tunnel. This factor will influence the layout of any future scheme on site.

The Parkland Walk, part of the Capital Ring, terminates at the boundary of the sites, with pedestrians and cyclists using the Ring having to pass along Archway Road. Redevelopment of the site presents an opportunity to continue the Parkland Walk through the rear of the site and away from the busy Archway Road corridor. Adjacent to the library on Shepherds Hill there is a pathway leading to Priory Gardens which affords the site access to Queen’s Wood. The junction at Shepherds Hill is extremely busy at peak times with traffic and pedestrian movements to/from Highgate Underground Station on the north side of the junction. TfL have recently installed a ‘countdown’ pedestrian all-red phase. Additionally Archway Road suffers from heavy traffic as a through route to the north from the City and as such, is a source of noise and air pollution. In terms of land use, the largest area of the site comprises Goldsmith’s Court, a three storey, brick built block of 16 flats for the elderly set within landscaped gardens. Goldsmith’s Court is owned and managed by Hornsey Housing Trust (HHT) who are keen to provide a supply of units that more accurately meet the current day needs of older people in the local area.

Between this and Archway Road is the single storey Gonnermann’s Antique shop, a long-standing family business. The existing building is of no particular merit but stands on an important corner visually. The shop front is well set back from the road and it is important to the business that any redevelopment of the site can enhance the visual prominence of their premises. The unregistered land between the shop and Archway Road pavement is tarmaced with concrete bollards along the rear edge of the pavement. The overall environmental condition of this portion of the site is currently poor.

The site is surrounded by a variety of amenity uses including the Shepherds Hill Railway Allotments and the Victorian Boogaloo public house. The Grade II listed Jacksons Lane Community Centre is also nearby. Additionally, the shops in the immediate vicinity probably have the greatest footfall of any in Archway Road. The adjacent Underground cutting and surrounds are lined with trees, as is the allotment site, which together make a considerable contribution to the street scene and in reducing pollution. There are also mature trees and shrubs in the pocket park. .

Policy KA5: Goldsmith’s Court

Any allocation or development on the land identified at Goldsmith’s Court and behind Gonnerman’s Antiques with a residential development comprising of at least 22 small flats (one or two bedrooms) will be supported provided any proposal is in line with the following principles:

• The development continues to contribute towards specialist local housing needs through the provision of at least 16 units for older people, in line with policies elsewhere in this Plan;

• The siting, design and height of any future buildings on the site should reflect the scale of the surrounding area and ensure that any development does not result in an unacceptable loss of sunlight or daylight to surrounding uses, in particular the adjacent allotment land;

• The site provides a footpath and cycle route that continues the Parkland Walk and draws pedestrians and cyclists away from Archway Road; • Any development is sited and landscaping provided in such a way as to minimise to acceptable levels the impact of traffic along the Archway Road (by way of noise and fumes) on future residents (which could be facilitated by providing a planted screen adjacent to Archway Road); and • Any loss or degradation of open space within the main body of the site, including the pocket park, is compensated through the provision of an equal or greater area of publicly accessible open space above the railway tunnels.

Relevant sub-objectives: SO1.1, SO1.3, SO3.1, SO3.2, SO3.3, SO4.1, SO4.2, SO5.3 Conformity: NPPF 56, 58, 61, 74, 75, 118; London Plan Policy 2.18, 3.5, 3.8, 3.10, 3.13, 7.1, 7.2, 7.14, 7.15; Haringey Policy SP2, SP7, SP13

Section 6: Non-statutory Community Action Plan The Community Action Plan

Why do we need an ‘Action Plan’?

As has been described elsewhere within this Plan, various issues were identified during the preparation of the Highgate Neighbourhood Plan that do not relate directly to either the delivery of development or are not in themselves planning matters. For these reasons, amongst others, these issues may not be subject of statutory planning policies (that is, the policies that will be considered when determining planning applications). This is not to say that these issues are any less important to the people of Highgate. Accordingly, this section identifies a number of outstanding issues which the communit would like to address.

What does the ‘Action Plan’ include?

This ‘Action Plan’ identifies a list of issues under each of the following topic-specific headings, very much in line with the structured approach taken in preparing the statutory policies of this Neighbourhood Development Plan:

- SC: Social and community

- EA: Economic activity - TR: Traffic and transport - OS: Open spaces and public realm - DH: Development and heritage

Our next task will be to produce a strategy explaining what action will be taken, who the key individuals or stakeholders will be in undertaking and achieving each action, and whether external funding or funding in kind will be required and where it will come from. While many of the actions set out in this section are aspirational in nature, the Highgate Neighbourhood Forum have identified themselves as a body that will do everything possible to ensure that they are achieved.

SC: Social and community

• CA1: Encouragement of community participation, including volunteering. • CA2: Promote Highgate and its social activities to visitors. • CA3: Seek out opportunities for environmental projects where possible, including for example a “Bat centre”, green walkways and a mushroom farm. • CA4: Encourage all owners of premises or facilities that are accessed by the public to make them as friendly as possible for those with mobility issues and with children. • CA5: Establish venues for people to meet, for example, a knowledge centre, culture hub and start-up business centre. • CA6: Encourage businesses and venues that are required to have toilets to make them publicly available rather than restricted to customers. • CA7: Make open spaces attractive, perhaps by planting and providing seating to create as many opportunities for people to relax in addition to our parks and woods. • CA8: Promote a green festival. • CA9: Encourage community access to privately held sports facilities and add to the variety in existing public spaces. • CA10: Promote safety and the feeling of safety by, for example, actively supporting Neighbourhood Watch schemes. • CA11: Develop the Highgate on-line calendar to show more information

EA: Economic activity

• CA 12: Enhancement of the general environment of Highgate’s cores to attract greater visitor numbers. • CA13: Explore as many mechanisms as possible to preserve and enhance the retail and service offering, including Article 4 Directions in partnership with both Haringey and Camden. • CA14: Relocate the 271 bus terminus to make the High Street more attractive and to free up space for community use. • CA 15: Work with the two Boroughs to have policies/activities, such as parking and refuse collection, as common and joined up as possible. • CA 16: Encourage events such as “The Fair in the Square”. • CA17: Explore with TfL and the boroughs opportunities for enhanced road safety and street scene improvements to improve the economic attractions of the commercial areas, notably on Archway Road. • CA18: Campaign for fair parking restrictions and proportionate enforcement with an eye on making it easier for residents and visitors to the area. • CA19: Promote the area as a place of thriving SMEs. • CA20: Campaign for community WiFi. • CA21: Encourage the establishment a Highgate shopper loyalty card.

TR: Traffic and transport

• CA22: Fight for safe and well-signaled cycle routes, bike parking and a learning zone.

• CA23: Make the case for more and safer road crossings, wider pavements and more Rights of Way, where possible. • CA24: Review parking regulations to improve access for those wishing to shop or visit, and ensure that the streets that suffer from parking stress cease to be a haven for commuter parking. Work with the two boroughs to get common rules and practices in the boundary area. • CA25: Encourage schools to reduce the traffic problems associated with the school run. • CA26: Seek to ensure that the councils maintain and improve roads to make them safer, giving due consideration to lower speed limits and better- engineered junctions. • CA27: Improve the provision of public transport, including east-west routes, better interchanges and improved journey information. • CA28: Encourage the use of “shared surfaces” when it would be safemmmmmCA29: Make it easier for the disabled and those with buggies/children to get around.

OS: Open spaces and public realm

DH: Development and heritage

Section 7: Delivery and Monitoring

Policy Key delivery Monitoring Delivery External requirements partners role timescale and monitoring indicators

SC1 LBH, LBC, HNF, LBH, LBC Plan period Requirement for an on-going Housing Assocs and up-to-date understanding or organisations, of local needs. Annual review developers with housing providers and social services.

SC2 LBH, LBC, HNF, LBH, LBC, Plan period Requirement for regular audit developers, grant user groups of quality and quantity of providers community facilities and potential identification of additional need including regular reporting of waiting lists and accessibility to facilities for users

SC3 LBH, LBC HNF Plan period Requirement for regular developers monitoring of allotment waiting lists and identification of need for allotment and communal open space among residents in new developments

EA1 LBH, LBC HNF, local Plan period Monitoring of planning businesses, applications. Possible Highgate Society shoppers survey

EA2 LBH HNF, LBH, Plan period Monitoring of planning Highgate Society applications. Possible shoppers survey. Close liaison with LBH small business unit

EA3 LBH HNF, LBH, Plan period Monitoring of planning Highgate Society applications. Encouraging LBH to take a holistic approach to future business provision on Aylmer Parade. Business survey possibly via LBH small business unit

TR1 LBH, LBC, TfL HNF Plan period Monitoring of planning applications by HNF transport group.

TR2 LBC, LBH HNF Plan period Biannual survey to assess need for car clubs and electric charging points. Promoting car club use

TR3 LBC, LBH HNF Plan period Monitoring of planning applications by HNF transport group.

TR4 LBC, LBH, TfL, HNF Plan period Monitoring of planning Haringey/Camden applications by HNF transport cyclist groups group. Working with councils in pre-app stages

TR5 LBC, LBH, TfL HNF Plan period Monitoring of planning applications by HNF transport group. Working with councils in pre-app stages

TR6 LBH HNF Plan period Monitoring of planning applications by HNF transport group. Working with councils in pre-app stages

TR7 LBH, LBC HNF, CAAC, Plan period Resident parking survey. Highgate Scoiety Possible introduction of Article 4 Direction.

OS1 LBH, LBC, Heath Plan period Working with CAAC and and Hampstead Highgate Society to monitor Soc, local applications amenity groups

OS2 LBH, LBC tree HNF Plan period Organise tree survey and officers produce up to date/on-going map with council tree officers. Monitoring of planning apps.

OS3 LBH, LBC, HNF, Highgate Plan period Monitoring planning Society applications. Maintenance via annual check and e.g. bulb planting, litter picking.

OS4 LBH, LBC, HNF Plan period Monitoring of applications Thames Water around sites. Possible enhancement via planting and landscaping. Maintaining biodiversity.

DH1 LBH, LBC, HNF, CAAC, Plan period Monitoring of applications. Highgate Society, Possible lobbying of national government

DH2 LBH, LBC HNF, Veolia/ Plan period Applying pressure to Councils refuse partner to enforce their own policies on new build. Resident surveys.

DH3 TfL LBH, LBC HNF, LBH, LBC Plan period Working with Councils to ensure TfL meets standards on red route. Ensuring LBH and LBC meet standards on non- red routes

DH4 LBH, LBC CAAC, Highgate Plan period Monitoring planning Society, HNF applications

DH5 LBH, LBC Highgate Society, Plan period Monitoring planning HNF applications, learning from, and working with other amenity groups to ensure that guidelines are adopted and

enforced.

DH6 LBH, LBC Sustainable Plan period Monitoring planning Highgate, HNF applications DH7

KA1 LBH, local HNF Plan period Work with LBH to encourage stakeholders and potential developers to liaise residents, TfL, closely with HNF and local developers stakeholders. HNF to form site working group.

KA2 LBH, local HNF Plan period Work with LBH to encourage stakeholders, TfL, potential developers to liaise developers closely with HNF and local stakeholders. HNF to form site working group.

KA3 Bowl Action HNF, Bowl Action Plan period Work with LBH to encourage Group, LBH, local Group, potential developers to liaise stakeholders, closely with HNF and local residents, stakeholders. HNF to form site developers working group.

KA4 HfH, LBH, HNF, CAAC Plan period Work with LBH to encourage residents, potential developers to liaise developer, closely with HNF and local landowners stakeholders. HNF to form site working group. Survey of local residents of impact on amenity of development

KA5 LBH, landowners, HNF, CAAC, Plan period Work with LBH to encourage residents, Friends of potential developers to liaise housing Parkland Walk closely with HNF and local association, stakeholders. HNF to form site Friends of working group. Work to ensure Parkland Walk, housing provided meets local Allotment users, needs. Like for like developers replacement.

A note on evidence

A key element of the Plan production has been the use of evidence. We sought whatever we could from published sources and supplemented that with our own data gathering, where necessary and possible. The foundation statistics were those from the Government’s own population censuses. We were able to get figures from the 2001 and 2011 censuses to see the demographics of our area, how its changed over that decade and how it compares to neighbouring areas.

There are also official figures for schools, crime, pollution and more, which we have for our area.

In addition we conducted an initial survey of all 8,000 households in the Plan area and a “Placecheck” exercise. Finally, we have spoken to school children, counted cars and sat on buses to help understand how our area ticks. A sample of these statistics are given here and many more – or the derived analysis - can be found on the Forum website at http://ForHighgate.org/plan/evidence or in its blogs.

Highgate in numbers: it… ! has 18,100 residents in 8,100 households ! about 3,300 under 20s and 3,300 over 60s ! covers about 4.8m sq metres – equivalent to a dozen golf courses or 700 football pitches ! gained 1,800 people, a 10% increase in the last decade ! looks green – 27% of it is garden and 44% green space ! reported 1,600 crimes in the last year, one for every five households ! with anti-social behaviour and vehicle crime topping the list

! is over a half owner occupiers and a third who rent privately ! gained 1,800 people, a 10% increase, in the last decade ! has more road (11% of area) than domestic buildings (9%) ! residents own more than 7,000 cars ! has overseas roots – three out of ten residents are born abroad

! schools have over 3,000 pupils ! has about 1000 residents aged over 75 and 140 over 90

98 Get involved

This Neighbourhood Plan has been produced by the Highgate Neighbourhood Forum – a growing group of local residents, organisations and Councillors – with assistance from Alex Munro of Maroon Planning and Adam Brown from Planning Aid.

You can find out more about the Forum and contact us via:

 ForHighgate.org  HighgateNeighbourhoodForum  @HighgateForum

We have much more to do to make our Community Action Plan a reality and we would like as many people as possible to be involved, so do get in touch if you live or work in Highgate.

99 FIND OUT MORE AT:  ForHighgate.org  HighgateNeighbourhoodForum  @HighgateForum .com Branding design by Mark Wilson at MWADesign